HomeMy WebLinkAbout2026.03.17 Agenda Packet - Regular Meeting________________________________________________________________________________________________________________________
City of Diamond Bar City Council
City of Diamond Bar
City Council
Agenda
Chia Yu Teng, Mayor
Steve Tye, Mayor Pro Tem
Andrew Chou, Council Member
Stan Liu, Council Member
Ruth M. Low, Council Member
City Manager Dan Fox ● City Attorney Omar Sandoval ● City Clerk Kristina Santana
Meeting Date: Tuesday, March 17, 2026
Closed Session 4:00 p.m.
Room CC-8
Study Session 5:30 p.m.
Room CC-8
Regular Meeting 6:30 p.m.
Main Auditorium
South Coast Air Quality Management District
21865 Copley Drive, Diamond Bar, CA 91765
WELCOME TO A MEETING OF THE DIAMOND BAR CITY COUNCIL
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular City Council meetings are available 72 hours prior to the meeting and are
posted in the City’s regular posting locations, on DBTV and on the City’s website. The City Council
may take action on any item listed on the agenda.
HOW TO ACCESS THE MEETING REMOTELY
Television: Spectrum Cable Channel 3 and Frontier FiOS television Channel 47
Internet: City’s YouTube Channel (diamondbarca.gov/youtube)
Listen-Only: Call +1 (415) 655-0052, Access Code: 126-180-494
Participate: Join Go To Webinar
(https://attendee.gotowebinar.com/register/625569793602378331)
RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection at the City
Clerk's Office at 21810 Copley Drive, Diamond Bar, CA 91765 or online at
www.diamondbarca.gov/agendas. For more information about agendas or rules of the City Council,
please email the City Clerk's office (cityclerk@diamondbarca.gov) or call 909-839-7010.
AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disability-
related modification or accommodation, agenda materials in an alternative format, or auxiliary aids
to participate in this meeting, please email the City Clerk's office (cityclerk@diamondbarca.gov) or
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Diamond Bar City Council Agenda March 17, 2026
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City of Diamond Bar City Council
call 909-839-7010 as soon as possible. Providing at least 72 hours’ notice will help ensure that
reasonable arrangements can be made.
PUBLIC INPUT
The public may provide public comment by attending the meeting in person, by sending an email, or
by logging into the teleconference. Please email public comments to the City Clerk
(cityclerk@diamondbarca.gov) by 4:00 p.m. on the day of the meeting and indicate in the Subject
Line “FOR PUBLIC COMMENT.” Written comments will be distributed to the City Council Members,
noted for the record at the meeting, and posted on the City’s official agenda
webpage: www.diamondbarca.gov/agendas. Please note that the meeting will proceed at the
South Coast Air Quality Management District/Main Auditorium should comments by teleconferencing
become infeasible due to an internet or power outage, or due to technical problems outside the
City's control. If you wish to make certain that your comments are heard, please attend the meeting
in person or send an email by 4:00 p.m. on the day of the meeting/hearing.
Speakers are limited to five (5) minutes per agenda item, unless the Mayor determines otherwise. The
Mayor may adjust this time limit depending on the number of people wishing to speak, the
complexity of the matter, the length of the agenda, the hour and any other relevant consideration.
Speakers may address the Council only once on an agenda item, except during public hearings,
when the applicant/appellant may be afforded a rebuttal. Any material to be submitted to the City
Council at the meeting should be submitted through the City Clerk.
Public comments must be directed to the City Council. A person who disrupts the orderly conduct of
the meeting after being warned by the Mayor or the Mayor’s designee that their behavior is
disrupting the meeting may result in the person being removed from the meeting.
LIVE MEETING NOTICE
This meeting is being video recorded and by participating you are giving your permission to be
televised. This meeting will be rebroadcast every Saturday and Sunday at 9:00 a.m. and alternate
Tuesdays at 8:00 p.m.
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Diamond Bar City Council Agenda March 17, 2026
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City of Diamond Bar City Council
1. CLOSED SESSION: 4:00 p.m., CC-8 Conference Room, In Person ONLY - no teleconference
CLOSED SESSION PUBLIC COMMENT
The Public Comment portion of the City Council Closed Session is limited to matters appearing
on the Closed Session. Additional opportunities for further Public Comment will be given during
the regular meeting.
Conference With Labor Negotiators
Pursuant to Govt. Code Section 54957.6 Agency designated representatives: Dan Fox, City
Manager; Ryan McLean, Assistant City Manager; Ryan Wright, Parks and Recreation Director;
Amy Haug, HR & Risk Management Director. Employee organization: AFCSME D.C. 36, Local 917
2. STUDY SESSION: 5:30 p.m., Room CC-8
2.1 False Alarm Reduction Program Review - Update
3. CALL TO ORDER: 6:30 p.m., Main Auditorium
PLEDGE OF ALLEGIANCE: Mayor Tye
INVOCATION: Deacon Al Guerrero, St. Denis Catholic Church
ROLL CALL: Council Members Chou, Liu, Teng, Mayor Pro Tem Low, Mayor Tye
APPROVAL OF AGENDA: Mayor Tye
4. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS: None.
5. CITY MANAGER REPORTS AND RECOMMENDATIONS:
6. PUBLIC COMMENTS:
“Public Comments” is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Council on Consent Calendar
items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Council. Although the City Council values your comments, pursuant to the
Brown Act, members of the City Council or Staff may briefly respond to public comments if
necessary, but no extended discussion and no action on such matters may take place. There is
a five-minute maximum time limit when addressing the City Council.
7. SCHEDULE OF FUTURE EVENTS:
7.1 City Government Explained: General Plan, A Guiding Document - March 18, 2026, 6:00 -
8:00 p.m., City Hall Windmill Room, 21810 Copley Dr.
7.2 Preserve Diamond Bar Community Presentation - March 21, 2026, 9:00 - 11:00 a.m., City Hall
Windmill Room, 21810 Copley Dr.
7.3 Planning Commission Meeting - March 24, 2026, 6:30 p.m., City Hall Windmill Room, 21810
Copley Dr.
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Diamond Bar City Council Agenda March 17, 2026
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7.4 Free Catalytic Converter Etching - March 25, 2026, 9:00 - 11:00 a.m., Calvary Chapel
Golden Springs, 22324 Golden Springs Dr.
7.5 Parks and Recreation Commission Meeting - March 26, 2026, 6:30 p.m., City Hall Windmill
Room, 21810 Copley Dr.
7.6 City Council Meeting - April 7, 2026, 6:30 p.m., South Coast Air Quality Management District
– Auditorium, 21865 Copley Dr.
8. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the City Council to be routine and
will be acted on by a single motion unless a City Council Member or member of the public
request otherwise, in which case, the item will be removed for separate consideration.
8.1 City Council Minutes of the March 3, 2026 Regular Meeting.
Recommended Action:
Approve the March 3, 2026 Regular City Council meeting minutes.
8.2 Ratification of Check Register Dated February 25, 2026 through March 10, 2026 totaling
$729,060.97.
Recommended Action:
Ratify the Check Register.
8.3 Treasurer's Statement.
Recommended Action:
Approve the February 2026 Treasurer’s Statement.
8.4 Agreement with LSL, LLP to provide External Auditor Services.
Recommended Action:
A. Approve, and authorize the City Manager to sign, a Professional Services Agreement
with LSL, LLP for a not-to-exceed amount of $185,535 for External Auditor Services through
June 30, 2029; and
B. Appropriate $10,000 from the General Fund and $7,400 from the Measure W Fund for
External Auditor Services.
8.5 Town Center Specific Plan.
Recommended Action:
Approve for second reading by title only, waive full reading, and adopt Ordinance No. 03
(2026):
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER
SPECIFIC PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR
CITY CODE TO ADD NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH
THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO REZONE ALL PROPERTIES
WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION TO
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Diamond Bar City Council Agenda March 17, 2026
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THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT.
8.6 General Plan Status Report for 2025.
Recommended Action:
Approve the report for filing with the State Department of Housing and Community
Development (HCD) and the Governor’s Office of Planning and Research (OPR).
8.7 Housing Element Annual Progress Report for 2025.
Recommended Action:
Approve the report for filing with the State Department of Housing and Community
Development (HCD) and the Governor's Office of Planning and Research (OPR).
8.8 Agreement with RHA Landscape Architects-Planners, Inc. to provide Landscaping Design
Services in Landscape Assessment District Nos. 39-2022 and 41-2021.
Recommended Action:
Approve, and authorize the City Manager to sign the Consulting Services Agreement with
RHA Landscape Architects-Planners, Inc. (RHA), in a not-to-exceed amount of $76,690 for
landscaping design services in Landscape Assessment District Nos. 39-2022 and 41-2021.
9. PUBLIC HEARINGS:
9.1 Development Code Amendment No. PL2024-51 (Objective Design Standards).
Recommended Action:
A. Open the public hearing to receive public testimony;
B. Close the public hearing; and
C. Introduce for first reading by title only, waive full reading of Ordinance No. 04 (2026),
and set for second reading and adoption at the April 7, 2026 City Council meeting:
AN ORDINANCE OF THE CITY OF DIAMOND BAR AMENDING TITLE 22 OF THE DIAMOND
BAR MUNICIPAL CODE ("DEVELOPMENT CODE"), ADDING CHAPTER 22.19 TO ESTABLISH
MULTIFAMILY AND MIXED-USE RESIDENTIAL OBJECTIVE DESIGN STANDARDS (“ODS”) IN
ACCORDANCE WITH STATE HOUSING LAW - PLANNING CASE NO. PL2024-51.
10. COUNCIL CONSIDERATION: None.
11. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE REPORTS:
12. ADJOURNMENT:
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Diamond Bar City Council Agenda March 17, 2026
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CERTIFICATION
I, Kristina Santana, MMC, City Clerk, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of the State
of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less than 72
hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin Board, City
website: www.diamondbarca.gov, and Diamond Bar Library.
Kristina Santana, MMC
City Clerk
Date Posted: March 12, 2026
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Agenda Item #: 2.1
Meeting Date: March 17, 2026
CITY COUNCIL STUDY SESSION REPORT
TO: Honorable Mayor and Members of the City Council
VIA: Daniel Fox, City Manager
FROM: Cathy Nguyen, Management Analyst, City Manager's Office
TITLE: False Alarm Reduction Program Review - Update
BACKGROUND:
Rising public safety costs have prompted the City to evaluate how limited resources are allocated. As part of
the broader Preserve Diamond Bar initiative, the City is reviewing programs that may divert public safety
resources from higher-priority law enforcement needs. One such area is the City’s false alarm program. High
volumes of false alarm calls require law enforcement response but rarely result in criminal activity, limiting the
availability of deputies for more impactful public safety services. Revitalizing the program is intended to correct
alarm system misuse among residents and businesses, reduce unnecessary calls for service, and ensure public
safety resources are focused where they are most effective. On February 17, 2026, City staff held an initial study
session with the City Council and are returning with additional information as requested.
ANALYSIS:
Data from the Los Angeles County Sheriff’s Department (LASD) indicate that the majority of alarm calls
received in Diamond Bar are false alarms.
CATEGORY 2023 2024 2025
Total Alarms 1,538 1,453 1,382
False Alarms 1,391 1,293 1,193
% False Alarms 90.4% 89.0% 86.3%
Although the total of alarm calls has declined slightly over the past three years, false alarms continue to
represent the overwhelming majority of responses. In 2025 alone, deputies responded to 1,193 false alarm calls,
representing 86.3% of all alarm-related service calls.
Each alarm call requires the response of two deputies and takes approximately 30 minutes to investigate. With
the average hourly cost per deputy estimated at $201.64, the total cost associated with deputy response to
false alarm calls in 2025 is approximately $240,554.96. These responses require significant law enforcement
resources while rarely resulting in criminal activity.
Reducing false alarm calls would allow deputies to focus on higher-priority public safety needs while also
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Agenda Item #: 2.1
Meeting Date: March 17, 2026
improving the City’s ability to manage rising public safety costs.
Staff is seeking direction from Council on the following:
• Establish a permit application process and determine the renewal period — either annually or whenever
there is a change in property occupancy or ownership. Requiring a permit application will encourage
alarm owners to take responsibility for their own alarm system and allow the City to obtain updated
emergency information, which would make it easier for the Sheriff's Department to contact and obtain
details about the property, potentially reducing the number of false alarms.
• Update the City code and policy instead of re-instituting Resolution 1993-68. The City Attorney is making
draft revisions to provide a stronger foundation for successful execution of the false alarm reduction
program. Revisions include: designating a Chapter solely for Alarm Systems; adding relevant definitions;
establishing requirements for alarm owners and companies; and more. City staff is proposing the use of
the recently approved Citywide fee schedule (as part of Resolution 2026-02), which includes escalated
false alarm fees that range from $50 to $400 per offense. See fee table below. Council can choose to
waive the first false alarm offense and implement this schedule. Please note, more waived offenses will
lead to higher expenses (mailing and postage) dedicated toward sending out warning notifications
and less focus on cost recovery.
TITLE SUGGESTED FEE
False Alarm — 1st
Response
$50
False Alarm — 2nd
Response
$100
False Alarm — 3rd
Response
$200
False Alarm — 4th
Response
$300
False Alarm — 5th+
Response
$400
It is requested that the City Council provide direction on establishing a permit application process and
determine the renewal period — either annually or whenever there is a change in property occupancy or
ownership.
ATTACHMENTS:
None
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Agenda Item #: 8.1
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: City Council Minutes of the March 3, 2026 Regular Meeting.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve the March 3, 2026 Regular City Council meeting minutes.
FINANCIAL IMPACT:
None.
BACKGROUND:
Government Code Section 36814 mandates the City Clerk to keep an accurate record of the City Council's
proceedings.
ANALYSIS:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Kristina Santana, City Clerk, City Clerk's Office
ATTACHMENTS:
1. March 3, 2026 City Council Regular Meeting Minutes
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CITY OF DIAMOND BAR
MINUTES OF THE CITY COUNCIL STUDY SESSION,
CLOSED SESSION AND REGULAR MEETING
CITY HALL/WINDMILL ROOM, 21810 COPLEY DRIVE, SOUTH COAST AIR
QUALITY MANAGEMENT DISTRICT/CC-8/MAIN AUDITORIUM
21865 COPLEY DRIVE, DIAMOND BAR, CA 91765
MARCH 3, 2026
1. STUDY SESSION: Mayor Tye opened the Study Session at
2:00 p.m. All Council Members were present.
1.1 Fiscal Year 2026–27 General Fund Budget Workshop – Review of
Proposed Budget and Service Level Adjustments.
ACM/McLean and FD/Jacobsen presented the report and responded to Council
Member questions.
There were no public comments provided.
Mayor Tye called a recess at 3:10 p.m.
The City Council reconvened at 3:21 p.m.
Mayor Tye requested that the Council review and discuss each proposed cut one
at a time and provide direction to staff.
The Council achieved consensus and provided the following direction to staff:
Return the following items to the budget:
Item 1. Crossing Guard Services
Item 11. Cancel Windmill Lighting Event
Item 13: Regional Housing Trust: Directed staff to do more research and return
this item to Council for further discussion.
Item 14. US Flags on Grand Avenue
Item 16. Holiday Décor and Banners
Item 17. Military Banner Program. Directed staff to do more research and return
this item to Council for further discussion.
Keep the cut and remove from the budget:
Item 2. Flock Safety Contract
Item 3. Added Suppression Patrols
Item 4. Homeless Services Funds: keep the cut and if funds are required through
the year, appropriate the funding through the mid-year budget process.
Item 5. Sidewalk Maintenance: keep the cut, but do not use asphalt.
Item 6. District 38 Subsidy
Item 7. Watering of Landscaped Areas
Item 8. Tree Maintenance Contract
Item 9. Cancel Winter Snowfest
Item 10. Reduce Concerts Schedule, Eliminate Movies
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MARCH 3, 2026 PAGE 2 CITY COUNCIL
Item 12. Community Organization Support Fund
Item 15. Restaurant Week Banners
ACM/McLean stated that staff would take the direction provided and return to the
Council with more information.
Mayor Tye adjourned the Study Session at 5:35 p.m.
2. CLOSED SESSION: Mayor Tye opened the Closed Session at 6:00
p.m. All Council Members were present.
Conference with Legal Counsel – Existing Litigation
Pursuant to Government Code Section 54956.9(d)(1): American Federation of
State, County & Municipal Employees, District Council 36 v. City of Diamond Bar
PERB Case No. LA-CE-1754-M.
There were no public comments provided.
No reportable action was taken.
Mayor Tye adjourned the Closed Session at 6:27 p.m.
3. CALL TO ORDER: Mayor Tye called the Regular City Council
meeting to order at 6:32 p.m. in the South Coast Air Quality Management District
Main Auditorium, 21865 Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: Mayor Pro Tem Low led the Pledge of
Allegiance.
INVOCATION: None.
ROLL CALL: Council Members Andrew Chou, Stan Liu, Chia Yu
Teng, Mayor Pro Tem Ruth M. Low, Mayor Steve Tye
Absent: None.
Staff present in person: Dan Fox, City Manager; Omar Sandoval, City
Attorney; Ryan McLean, Assistant City Manager; Anthony Santos, Assistant to
the City Manager; Greg Gubman, Community Development Director; Grace Lee,
Planning Manager; Jason Jacobsen, Finance Director; Ryan Wright, Parks and
Recreation Director; David Liu, Public Works Director/City Engineer; Hal Ghafari,
Public Works Manager/Assistant City Engineer; Sandy Pantoja, Community
Relations Coordinator; Cecilia Arellano, Community Relations Manager; Joan
Cruz, Administrative Coordinator; Kristina Santana, City Clerk.
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MARCH 3, 2026 PAGE 3 CITY COUNCIL
Others present: Nancy Farias, Deputy, Diamond Bar/Walnut Sheriff’s Station,
Stephen Tousey, Captain, Diamond Bar/Walnut Sheriff’s Station
APPROVAL OF AGENDA: Mayor Tye approved the agenda as presented.
4. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
4.1 National Nutrition Month Proclamation.
The City Council presented the proclamation to college students Risa
Robinson, Kayla Vallet and Luisa Garcia.
5. CITY MANAGER REPORTS AND RECOMMENDATIONS:
CA/Sandoval announced that the City Council met in Closed Session at 6:00
p.m. and there was no reportable action taken.
CM/Fox confirmed that there were no further reports.
6. PUBLIC COMMENTS:
The following provided public comments:
Celina, resident
Cynthia Yu, Diamond Bar Library Manager
Michelle Benaccoso, resident
CC/Santana reported one email from resident Mimi Chan was submitted for
public comment, and no guests on the teleconference line requested to speak
under Public Comments.
7. SCHEDULE OF FUTURE EVENTS: CM/Fox presented the Schedule of
Future Events.
8. CONSENT CALENDAR: C/Liu moved, C/Teng seconded, to approve the
Consent Calendar. Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
8.1 Approved February 17, 2026 City Council Regular Meeting Minutes.
8.2 Ratified Check Register Dated February 11, 2026 through February 24,
2026 Totaling $1,615,106.73.
8.3 Adopted the American Red Cross Month Proclamation.
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MARCH 3, 2026 PAGE 4 CITY COUNCIL
9. PUBLIC HEARINGS:
9.1 Town Center Specific Plan.
CDD/Gubman gave the staff presentation.
Mayor Tye opened the public hearing at 7:32 p.m.
Efrain Uballe, via teleconference, expressed concerns over traffic created by the
project.
Romel Corpus had questions about decreasing the density of the project.
Mayor Tye closed the public hearing at 7:35 p.m.
CDD/Gubman, Torti Gallas + Partners consultant Neal Payton, Gibson
Transportation Consulting, Inc. consultant Jonathan Chambers, CM/Fox and
CA/Sandoval responded to the Council’s questions.
MPT/Low moved, C/Chou seconded, to adopt Resolution No. 2026-05 certifying
the Final Supplemental Environmental Impact Report, adopting Findings of Fact
and a Statement of Overriding Considerations, and adopting the Mitigation
Monitoring and Reporting Program.
Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
C/Chou moved, MPT/Low seconded, to adopt Resolution No. 2026-06 amending
the General Plan Land Use and Economic Development Element related to the
Town Center Specific Plan.
Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
C/Liu moved, C/Teng seconded, to introduce for first reading by title only, waive
full reading of Ordinance No. 03 (2026) and waive further reading, and set for
second reading and adoption at the March 17, 2026 City Council meeting:
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN
CENTER SPECIFIC PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF
THE DIAMOND BAR CITY CODE TO ADD NEW CHAPTER 22.11 (MIXED USE
DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN
(TCSP) ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP
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MARCH 3, 2026 PAGE 5 CITY COUNCIL
OF THE CITY OF DIAMOND BAR TO REZONE ALL PROPERTIES WITHIN
THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION
TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT.
Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
10. COUNCIL CONSIDERATION:
10.1 FY 2025/26 Mid-Year Budget Update.
FD/Jacobsen provided the presentation and responded to Council Member
questions.
There were no public comments provided.
C/Chou moved, C/Liu seconded, to approve Resolution No. 2026-07 amending
the FY 2025/26 Operating Budget.
Motion carried 5-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Teng, MPT/Low, M/Tye
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
11. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
The following Council Members provided a report on meetings attended at the
expense of the local agency per Government Code 53232.3(d).
Council Member Teng reported attending the Neighborhood Watch meeting with
Deputy Nancy Farias.
Council Member Liu reported attending the Greater Los Angeles County Vector
Control Board meeting.
Council Member Chou reported attending the San Gabriel Valley Council of
Governments Governing Board meeting.
Mayor Pro Tem Low reported attending the Chino Valley Prayer Breakfast along
with Mayor Tye. She asked for staff to schedule a special presentation with the
Fire Department to answer the City’s questions.
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MARCH 3, 2026 PAGE 6 CITY COUNCIL
Mayor Tye directed staff to add a Fire Department presentation on a future
agenda.
12. ADJOURNMENT: With no further business to conduct, M/Tye adjourned the
Regular City Council Meeting at 8:34 p.m.
Respectfully Submitted,
__________________________
Kristina Santana, City Clerk
The foregoing minutes are hereby approved this 17th day of March, 2026.
__________________________
Steve Tye, Mayor
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Agenda Item #: 8.2
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Ratification of Check Register Dated February 25, 2026 through March 10,
2026 totaling $729,060.97.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Ratify the Check Register.
FINANCIAL IMPACT:
Expenditure of $729,060.97.
BACKGROUND:
The City has established the policy of issuing accounts payable checks on a bi-weekly basis with City Council
ratification at the next scheduled City Council Meeting. The attached check register containing checks dated
February 25, 2026 through March 10, 2026 totaling $729,060.97 is being presented for ratification.
ANALYSIS:
All payments have been made in compliance with the City's purchasing policies and procedures. The
attached Affidavit affirms that the check register has been audited and deemed accurate.
PREPARED BY:
Luisa Allen, Senior Accounting Technician, Finance
ATTACHMENTS:
1. Check Register Affidavit 3-17-2026
2. Check Register 3-17-2026
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City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
18259 2/25/2026 SOUTHERN CALIFORNIA EDISON 652 S BREA CANYON RD (012226-
022226)
238638 52210 $16.82
CHECK TOTAL $16.82
18260 2/25/2026 SOUTHERN CALIFORNIA EDISON 3334 1/2 S BREA CYN RD PED (012326-
022326)
100630 52210 $105.60
CHECK TOTAL $105.60
18261 2/25/2026 SOUTHERN CALIFORNIA EDISON 858 S BREA CYN RD PED (012226-
022226)
238638 52210 $19.43
CHECK TOTAL $19.43
18265 3/2/2026 SOUTHERN CALIFORNIA EDISON D41 PED (012826-022626) 241641 52210 $154.62
CHECK TOTAL $154.62
18266 3/2/2026 SOUTHERN CALIFORNIA EDISON D39 PED (012826-022626) 239639 52210 $264.41
CHECK TOTAL $264.41
18267 3/2/2026 SOUTHERN CALIFORNIA EDISON D38 PED (012826-022626) 238638 52210 $385.26
CHECK TOTAL $385.26
18268 3/2/2026 SOUTHERN CALIFORNIA EDISON PARKS (012826-022626) 100630 52210 $4,524.86
CHECK TOTAL $4,524.86
18289 3/10/2026 ABEL DOMINGUEZ SENIOR DANCE CATERING, 25/26 100520 55310 $1,800.00
CHECK TOTAL $1,800.00
18290 3/10/2026 AFFORDABLE GENERATOR
SERVICES INC GENERATOR SERVICE
(DBC:INSPECT/SERVICE)
100510 52320 $759.59
CHECK TOTAL $759.59
18291 3/10/2026 AIRGAS INC ARGON RENTAL (020126-022826) 100630 51200 $110.49
CHECK TOTAL $110.49
18292 3/10/2026 ALGALITA MARINE RESEARCH &
EDUCATION
ENVIRONMENTAL EDUCATION
SERVICES-CONKLIN
250170 54900 $884.00
CHECK TOTAL $884.00
18293 3/10/2026 ALL CITY MANAGEMENT
SERVICES INC CROSSING GUARD SERVICES - 2/1/26-
2/14/26
100310 55412 $14,029.05
CHECK TOTAL $14,029.05
Page 18 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
18294 3/10/2026 ANIMAL PEST MANAGEMENT
SERVICES INC PEST MANAGEMENT SERVICES (020126-
022826)
100630 52320 $70.00
3/10/2026 ANIMAL PEST MANAGEMENT
SERVICES INC PEST MANAGEMENT SERVICES (020126-
022826)
100510 52320 $105.00
3/10/2026 ANIMAL PEST MANAGEMENT
SERVICES INC PEST MANAGEMENT SERVICES (020126-
022826)
100620 52320 $120.00
CHECK TOTAL $295.00
18295 3/10/2026 ARCHITERRA INC PL2024-43 LANDSCAPE PLAN CHECK 100 22107 $343.75
3/10/2026 ARCHITERRA INC PL2025-29 LANDSCAPE PLAN CHECK 100 22107 $468.75
3/10/2026 ARCHITERRA INC PL2024-27 LANDSCAPE PLAN CHECK 100 22107 $687.50
CHECK TOTAL $1,500.00
18296 3/10/2026 ROBYN A BECKWITH INTERIOR PLANT SERVICE (MARCH/2026) 100510 52320 $275.00
3/10/2026 ROBYN A BECKWITH INTERIOR PLANT SERVICE (MARCH/2026) 100620 52320 $380.00
CHECK TOTAL $655.00
18297 3/10/2026 BREA AQUATICS ASSOCIATION
INC
INSTRUCTOR PAYMENT - AQUATICS -
WS26
100520 55320 $2,106.00
CHECK TOTAL $2,106.00
18298 3/10/2026 KATHY BREAUX INSTRUCTOR PAYMENT - ART - WS26 100520 55320 $177.00
CHECK TOTAL $177.00
18299 3/10/2026 LINGO TELECOM LLC CITYWIDE ANALOG PHONE SYSTEM - FEB
2026
100230 52200 $5,143.06
CHECK TOTAL $5,143.06
18300 3/10/2026 CANNON CORPORATION PLAN CHECK - 2537 INDIAN CREEK -
THRU 1/31/26
100 22109 $395.96
3/10/2026 CANNON CORPORATION PLAN CHECK - 2235 MORNING CYN RD
- THRU 1/31/26
100 22109 $784.11
3/10/2026 CANNON CORPORATION PLAN CHECK - 2234 INDIAN CREEK RD -
THRU 1/31/26
100 22109 $57.50
3/10/2026 CANNON CORPORATION PLAN CHECK - 2234 INDIAN CREEK RD. -
THRU 1/31/26
100 22109 $88.50
3/10/2026 CANNON CORPORATION PLAN CHECK - 2537 INDIAN CREEK RD -
THRU 1/31/26
100 22109 $682.50
CHECK TOTAL $2,008.57
18301 3/10/2026 CANTO INC ANNUAL RENEWAL - CANTO - FY 25-26 100230 52314 $7,374.80
Page 19 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $7,374.80
18302 3/10/2026 CHEM PRO LABORATORY INC WATER TREATMENT (CITYHALL/MARCH) 100620 52320 $187.95
CHECK TOTAL $187.95
18303 3/10/2026 CHICAGO TITLE COMPANY PLHA HIP CASE NO. 317 XU - 1661
ASPEN GROVE LANE
224440 55580 $77.00
CHECK TOTAL $77.00
18304 3/10/2026 COCO SUTZE CHENG INSTRUCTOR PAYMENT - FITNESS - WS26 100520 55320 $102.00
CHECK TOTAL $102.00
18305 3/10/2026 CORODATA MEDIA STORAGE
INC DAILY TAPE ROTATION & STORAGE -
JAN 2026
100230 54030 $823.17
CHECK TOTAL $823.17
18306 3/10/2026 CT & T CONCRETE PAVING INC ROAD MAINTENANCE SERVICES
(092625)
100655 55512 $10,820.48
3/10/2026 CT & T CONCRETE PAVING INC ROAD MAINT SERVICES (PONY LEAGUE
FIELDS FEB2026)
201655 55530 $9,300.00
CHECK TOTAL $20,120.48
18307 3/10/2026 DEPARTMENT OF JUSTICE LIVESCAN FEES - FEB. 100220 52510 $224.00
CHECK TOTAL $224.00
18308 3/10/2026 DS SERVICES OF AMERICA INC WATER DELIVERY SERVICE (011326-
021226)
100620 51200 $522.70
CHECK TOTAL $522.70
18309 3/10/2026 FRANCOISE S ZAMBRA INSTRUCTOR PAYMENT - FITNESS - WS 26 100520 55320 $48.00
CHECK TOTAL $48.00
18310 3/10/2026 FRESHMOBILECA LLC FLEET CAR WASHING SERVICE (022026) 502430 52312 $79.80
3/10/2026 FRESHMOBILECA LLC FLEET CAR WASHING SERVICE (022026) 502655 52312 $79.80
3/10/2026 FRESHMOBILECA LLC FLEET CAR WASHING SERVICE (022026) 502620 52312 $139.65
3/10/2026 FRESHMOBILECA LLC FLEET CAR WASHING SERVICE (022026) 502630 52312 $139.65
CHECK TOTAL $438.90
18311 3/10/2026 FRONTIER COMMUNICATIONS
CORP SUMMARY BILL - INTERNET SERVICE - FEB
2026
100230 54030 $800.00
CHECK TOTAL $800.00
18312 3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $200.00
Page 20 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $1,537.33
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $3,756.30
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 204 29004 $4,595.14
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $4,666.50
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 203 29004 $4,691.15
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 252 29004 $5,000.00
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 203 29004 $9,815.57
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 204 29004 $11,577.19
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $11,577.20
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 203 29004 $11,577.20
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 202 29004 $28,090.32
3/10/2026 GENTRY BROTHERS INC CONTRACT WITHHOLDING: 25000081 207 29004 $28,090.32
CHECK TOTAL $125,174.22
18313 3/10/2026 GOTO COMMUNICATIONS INC CITYWIDE ANALOG PHONE SYSTEM -
MAR 2026
100230 52200 $3,197.77
CHECK TOTAL $3,197.77
18314 3/10/2026 GOVCONNECTION INC 5YR SVC AGREEMENT-CISCO 1300
SWITCH - FY25/26
503230 56130 $1,300.42
CHECK TOTAL $1,300.42
18315 3/10/2026 WOODS MAINTENANCE
SERVICES INC GRAFFITI REMOVAL FEB 2026 100430 55540 $3,655.00
CHECK TOTAL $3,655.00
18316 3/10/2026 HANSON BRIDGETT LLP LEGAL SERVICES - SEWER DISTRICT 100120 54022 $64,634.10
CHECK TOTAL $64,634.10
18317 3/10/2026 HEATHER JEN CHANG CONTRACT CLASS - YOUTH ART 100520 55320 $336.00
CHECK TOTAL $336.00
18318 3/10/2026 HOME DEPOT CREDIT SERVICES SUNSET CROSSING SUPPLIES (CG
022026)
100630 52320 $201.67
CHECK TOTAL $201.67
18319 3/10/2026 HR GREEN PACIFIC INC PLAN CHECKS/LAND DEV - THRU
1/31/26
100 22109 $94.25
Page 21 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
3/10/2026 HR GREEN PACIFIC INC PLAN CHECKS/LAND DEV - THRU
1/31/26
100 22109 $460.50
3/10/2026 HR GREEN PACIFIC INC PLAN CHECKS/LAND DEV - THRU
1/31/26
100 22109 $852.00
CHECK TOTAL $1,406.75
18320 3/10/2026 INTEGRUS LLC RICOH COPY CHARGES - 1/19/26-
2/18/26
100230 52314 $977.99
CHECK TOTAL $977.99
18321 3/10/2026 IT1 SOURCE LLC HP TONERS (6) 100230 52314 $1,305.98
CHECK TOTAL $1,305.98
18322 3/10/2026 JASON VERHOLTZ SUNSET CROSSING PONY FIELDS
(PLUMBING REPAIRS)
262630 56104 $7,815.16
CHECK TOTAL $7,815.16
18323 3/10/2026 JERMAR 29:11 INC DEPOSIT - DAY CAMP EXCURSION JULY
14, 2026
100520 53520 $269.35
CHECK TOTAL $269.35
18324 3/10/2026 JOSE RUEL DIRA GIS SUPPORT - 12/29/25 - 1/30/26 100230 54900 $3,015.90
CHECK TOTAL $3,015.90
18325 3/10/2026 JYL GROUP INC INSTRUCTOR PAYMENT - FITNESS - WS26 100520 55320 $99.60
CHECK TOTAL $99.60
18326 3/10/2026 KEVIN D JONES PS - SR57-60 CONF PROJ FEDERAL
ADVOCACY - JAN 2026
100615 54400 $4,000.00
CHECK TOTAL $4,000.00
18327 3/10/2026 KRZYSZTOF CHRIS BALASINSKI YOUTH BASKETBALL OFFICIALS 100520 55305 $1,880.00
CHECK TOTAL $1,880.00
18328 3/10/2026 LA COUNTY ASSESSOR OFFICE SBF ABSTRACT - JAN 2026 100230 52314 $200.00
CHECK TOTAL $200.00
18329 3/10/2026 LA VERNE POWER EQUIPMENT
INC
REPLACEMENTS PARTS 100630 51300 $55.23
CHECK TOTAL $55.23
18330 3/10/2026 LEE CHEN MAO PC STIPEND FEBRUARY 2026 100410 52525 $65.00
CHECK TOTAL $65.00
Page 22 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
18331 3/10/2026 LEI WANG INSTRUCTOR PAYMENT - MUSIC - WS26 100520 55320 $96.00
CHECK TOTAL $96.00
18332 3/10/2026 LEWIS ENGRAVING INC CITY TILE FOR MISS DIAMOND BAR 100140 52140 $27.55
CHECK TOTAL $27.55
18333 3/10/2026 LOS ANGELES COUNTY PUBLIC
WORKS CS - INDUSTRIAL WASTE SERVICES - THRU
JAN 2026
100610 55550 $5,293.02
3/10/2026 LOS ANGELES COUNTY PUBLIC
WORKS SUMP PUMP MAINT (SYCAMORE CYN
PK-DEC/JAN) FY25-26
100630 52320 $1,149.39
CHECK TOTAL $6,442.41
18334 3/10/2026 LOS ANGELES PHILHARMONIC
ASSOCIATION COMMUNITY EXCURSION DEPOSIT,
25/26
100520 55300 $909.00
CHECK TOTAL $909.00
18335 3/10/2026 MARY BASHFORD PLHA HIP 317 - XU 1661 ASPEN GROVE
LANE RETENTION
224440 55580 $1,692.00
CHECK TOTAL $1,692.00
18336 3/10/2026 MCE CORPORATION LANDSCAPE MAINTENANCE
(LLAD38/39/41- FEB 2026)
241641 55524 $5,797.59
3/10/2026 MCE CORPORATION LANDSCAPE MAINTENANCE
(LLAD38/39/41- FEB 2026)
239639 55524 $14,140.68
3/10/2026 MCE CORPORATION LANDSCAPE MAINTENANCE
(LLAD38/39/41- FEB 2026)
238638 55524 $16,970.88
CHECK TOTAL $36,909.15
18337 3/10/2026 MCMASTER-CARR SUPPLY
COMPANY OPERATIONG SUPPLIES (CB 022426) 100630 51200 $259.38
CHECK TOTAL $259.38
18338 3/10/2026 METROLINK METROLINK PASSES - FEBRUARY 2026 206650 55610 $706.15
3/10/2026 METROLINK METROLINK PASSES - FEBRUARY 2026 206650 55620 $2,824.60
CHECK TOTAL $3,530.75
18339 3/10/2026 MICHAEL BAKER INTERNATIONAL
INC CANYON LOOP TRAIL -HMMP PROJECT
MANAGER
301630 56104 $569.93
CHECK TOTAL $569.93
18340 3/10/2026 MOBILE RELAY ASSOCIATES INC RECURRING SERVICES FOR EMERGENCY
PREPARDNESS
100350 52300 $78.75
CHECK TOTAL $78.75
Page 23 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
18341 3/10/2026 NATIONAL TRENCH SAFETY INC KRAIL EQUIP RENTAL (010626-020226) 100655 52300 $607.35
CHECK TOTAL $607.35
18342 3/10/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/FEB 2026)
201630 55505 $1,250.00
3/10/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/FEB 2026)
100510 55505 $6,240.24
3/10/2026 NOVA LANDSCAPE GROUP INC LANDSCAPE MAINTENANCE SERVICES
(PARKS/FEB 2026)
100630 55505 $44,618.54
CHECK TOTAL $52,108.78
18343 3/10/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - FEBRUARY 2026 100410 51200 $99.91
3/10/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - FEBRUARY 2026 100510 51200 $306.71
3/10/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - FEBRUARY 2026 100210 51200 $331.87
3/10/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - FEBRUARY 2026 100520 51200 $387.65
3/10/2026 OFFICE SOLUTIONS OFFICE SUPPLIES - FEBRUARY 2026 100140 51200 $1,145.09
CHECK TOTAL $2,271.23
18344 3/10/2026 ONE TIME PAY VENDOR ATT CAPITAL, LLC BOND DEPOSIT REFUND - 2740
STEEPLECHASE LN
100 22109 $55,016.00
CHECK TOTAL $55,016.00
18345 3/10/2026 ONE TIME PAY VENDOR BETTY YUEN RECREATION PROGRAM REFUND 100 20202 $60.00
CHECK TOTAL $60.00
18346 3/10/2026 ONE TIME PAY VENDOR CHIH TING RECREATION PROGRAM REFUND 100 20202 $40.00
CHECK TOTAL $40.00
18347 3/10/2026 ONE TIME PAY VENDOR CHRISTINE MCGURTY RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18348 3/10/2026 ONE TIME PAY VENDOR ESTHER ZEPEDA RECREATION PROGRAM REFUND 100 20202 $235.00
CHECK TOTAL $235.00
18349 3/10/2026 ONE TIME PAY VENDOR JAMES TSAO RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18350 3/10/2026 ONE TIME PAY VENDOR KAREN VAZQUEZ RECREATION PROGRAM REFUND 100 20202 $85.00
CHECK TOTAL $85.00
Page 24 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
18351 3/10/2026 ONE TIME PAY VENDOR KATHY FU RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18352 3/10/2026 ONE TIME PAY VENDOR KEVIN DEON
WASHINGTON
RECREATION PROGRAM REFUND 100 20202 $94.00
CHECK TOTAL $94.00
18353 3/10/2026 ONE TIME PAY VENDOR LI-XUE CHANG FACILITY REFUND 100 20202 $200.00
CHECK TOTAL $200.00
18354 3/10/2026 ONE TIME PAY VENDOR LILY CHEN RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18355 3/10/2026 ONE TIME PAY VENDOR MEILING LIU RECREATION PROGRAM REFUND 100 20202 $40.00
CHECK TOTAL $40.00
18356 3/10/2026 ONE TIME PAY VENDOR SABITA MOHAPATRA FACILITY REFUND 100 20202 $1,016.00
CHECK TOTAL $1,016.00
18357 3/10/2026 ONE TIME PAY VENDOR SANDRA BALES RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18358 3/10/2026 ONE TIME PAY VENDOR SCHOOLSFIRST FEDERAL
CREDIT UNION
FACILITY REFUND 100 20202 $750.00
CHECK TOTAL $750.00
18359 3/10/2026 ONE TIME PAY VENDOR SHARON BULLER RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
18360 3/10/2026 ONE TIME PAY VENDOR SHAWN FIGUEROA RECREATION PROGRAM REFUND 100 20202 $40.00
CHECK TOTAL $40.00
18361 3/10/2026 ONE TIME PAY VENDOR SHIRLEY KIM FACILITY REFUND 100 20202 $280.61
CHECK TOTAL $280.61
18362 3/10/2026 ONE TIME PAY VENDOR TIMOTHY JOHN
BUENAVIDES
FACILTY REFUND 100 20202 $200.00
CHECK TOTAL $200.00
18363 3/10/2026 ONE TIME PAY VENDOR TRACY WANG RECREATION PROGRAM REFUND 100 20202 $100.00
CHECK TOTAL $100.00
18364 3/10/2026 ONE TIME PAY VENDOR WESSAM ELDESOUKY RECREATION PROGRAM REFUND 100 20202 $970.00
Page 25 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $970.00
18365 3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 20604 $5.89
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 20603 $22.46
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
104 48020 $155.68
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 48020 $194.84
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 22105 $230.00
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 48010 $278.34
3/10/2026 ONE TIME PAY VENDOR NSCE & T LLC REFUND - PR20250000086 (1969
EVERGREEN SPRINGS)
100 48010 $2,783.37
CHECK TOTAL $3,670.58
18366 3/10/2026 PIVOTAL STRATEGIES LLC PUBLIC EDUCATION AND OUTREACH
SERVICES
100130 54900 $5,000.00
CHECK TOTAL $5,000.00
18367 3/10/2026 PREFERRED CONSTRUCTION
SPECIALTIES INC
TARGET.COM * CONTRACT WITHHOLDING: 26000032 262 29004 $516.75
CHECK TOTAL $516.75
18368 3/10/2026 PYRO COMM SYSTEMS INC DBC QTRLY FIRE ALARM MONITOR 100510 52320 $135.00
3/10/2026 PYRO COMM SYSTEMS INC HERITAGE PARK FIRE ALARM MONITOR
QTRLY
100630 52320 $195.00
3/10/2026 PYRO COMM SYSTEMS INC CITY HALL FIRE ALARM SYSTEM
REPLACEMENT(PYRO COMM)
504620 56100 $75,854.80
CHECK TOTAL $76,184.80
18369 3/10/2026 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - FEBRUARY 2026 206650 55610 $445.86
3/10/2026 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - FEBRUARY 2026 206650 55620 $1,783.44
CHECK TOTAL $2,229.30
18370 3/10/2026 REINBERGER CORPORATION BUSINESS CARDS FOR MAYOR &
MAYOR PRO TEM
100140 52110 $346.02
CHECK TOTAL $346.02
18371 3/10/2026 RKA CONSULTING GROUP BUILDING & SAFETY CONTRACT
SERVICES JAN 2026
100420 55100 $73,749.47
Page 26 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $73,749.47
18372 3/10/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - FINANCE WK
2/22/2026
100210 54900 $1,420.80
3/10/2026 ROTH STAFFING COMPANIES, LP TEMP STAFFING - CITY CLERK WK
2/22/2026
100140 54900 $312.00
CHECK TOTAL $1,732.80
18373 3/10/2026 RUBEN TORRES PC STIPEND FEBRUARY 2026 100410 52525 $65.00
CHECK TOTAL $65.00
18374 3/10/2026 SAN GABRIEL VALLEY CITY
MANAGER'S ASSOCIATION
3-18-26 SGVCMA MEETING - DAN FOX 100130 52410 $40.00
CHECK TOTAL $40.00
18375 3/10/2026 SC FUELS FLEET FUEL (020126-021526) 502130 52330 $18.59
3/10/2026 SC FUELS FLEET FUEL (020126-021526) 502630 52330 $303.37
3/10/2026 SC FUELS FLEET FUEL (020126-021526) 502620 52330 $318.43
3/10/2026 SC FUELS FLEET FUEL (020126-021526) 502655 52330 $608.04
3/10/2026 SC FUELS FLEET FUEL (021626-022826) 502620 52330 $299.60
3/10/2026 SC FUELS FLEET FUEL (021626-022826) 502630 52330 $312.91
3/10/2026 SC FUELS FLEET FUEL (021626-022826) 502655 52330 $536.64
CHECK TOTAL $2,397.58
18376 3/10/2026 SHRED TIME INC SHREDDING OF UNIFORMS 100240 51200 $357.00
CHECK TOTAL $357.00
18377 3/10/2026 SKATE EXPRESS INC DEPOSIT - DAY CAMP EXCURSION JUNE
16, 2026
100520 53520 $100.00
CHECK TOTAL $100.00
18378 3/10/2026 SOUTH COAST AIR QUALITY
MANAGEMENT DISTRICT EQUIP PERMIT RENEWAL FEE
(DBC/DIESEL GEN) FY25-26
100510 52320 $565.63
3/10/2026 SOUTH COAST AIR QUALITY
MANAGEMENT DISTRICT EMISSION FEE (DBC) FY25-26 100510 52320 $170.94
CHECK TOTAL $736.57
18379 3/10/2026 SPECTRUM BUSINESS INTERNET SERVICE/HERITAGE PARK - FEB
2026
100230 54030 $294.15
3/10/2026 SPECTRUM BUSINESS SUMMARY BILL - CABLE TV/INTERNET -
FEB 2026
100230 54030 $1,942.60
Page 27 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $2,236.75
18380 3/10/2026 STAY GREEN INC LANDSCAPE MAINTENANCE (CITY
HALL/FEB 2026)
100620 52320 $1,250.00
CHECK TOTAL $1,250.00
18381 3/10/2026 SURENDRA R MEHTA PC STIPEND FEBRUARY 2026 100410 52525 $65.00
CHECK TOTAL $65.00
18382 3/10/2026 TASC FSA FEES - FEB 100220 52515 $134.64
CHECK TOTAL $134.64
18383 3/10/2026 TENNIS ANYONE INC CONTRACT CLASSES TENNIS SERVIC 100520 55320 $7,556.10
CHECK TOTAL $7,556.10
18384 3/10/2026 THE CITY OF DIAMOND BAR
COMMUNITY FOUNDATION 14TH ANNUAL GOLF TOURNAMENT 101110 52600 $200.00
CHECK TOTAL $200.00
18385 3/10/2026 THE GAS COMPANY DBC (011526-021326) 100510 52215 $1,093.85
3/10/2026 THE GAS COMPANY CITYHALL (0113626-021126) 100620 52215 $1,085.25
3/10/2026 THE GAS COMPANY HERITAGE PARK (011426-021226) 100630 52215 $463.89
CHECK TOTAL $2,642.99
18386 3/10/2026 THE SAN GABRIEL VALLEY
NEWSPAPER GR LEGAL AD PL2024-51 CC MTG 103410 52160 $1,027.94
CHECK TOTAL $1,027.94
18387 3/10/2026 THE SAN GABRIEL VALLEY
NEWSPAPER GR ORD. NO. 03(2026) 1ST READING 100140 52160 $408.72
CHECK TOTAL $408.72
18388 3/10/2026 THE TAIT GROUP INC PS/TRANSPORTATION ADVOCACY -
JAN 2026
100615 54410 $500.00
CHECK TOTAL $500.00
18389 3/10/2026 THOMAS DONINI SENIOR DANCE DJ, 25/26 100520 55310 $450.00
CHECK TOTAL $450.00
18390 3/10/2026 TORTI GALLAS AND PARTNERS
INC TOWN CENTER SPECIFIC PLAN ODS 103410 54900 $4,235.42
3/10/2026 TORTI GALLAS AND PARTNERS
INC TOWN CENTER SPECIFIC PLAN FEB 2026 103410 54900 $11,000.00
Page 28 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $15,235.42
18391 3/10/2026 TUMBLE-N-KIDS INC CONTRACT CLASS- YOUTH
GYMNASTICS
100520 55320 $1,732.80
CHECK TOTAL $1,732.80
18392 3/10/2026 TYLER TECHNOLOGIES INC ELM PROJECT MGMT HOURS - 503230 56135 $5,600.00
CHECK TOTAL $5,600.00
18393 3/10/2026 ULINE INC RECYCLING EQUIPMENT 250170 51300 $334.13
CHECK TOTAL $334.13
18394 3/10/2026 UNDERGROUND SERVICE ALERT
OF SO CA US DIGALERT - CA STATE FEE - MAR 2026 100610 54900 $102.89
3/10/2026 UNDERGROUND SERVICE ALERT
OF SO CA US DIGALERT - MONTHLY SERVICE FEE -
FEB 2026
100610 54900 $225.00
CHECK TOTAL $327.89
18395 3/10/2026 US BANK CALCARD STATEMENT - FEBRUARY 2026 999 28100 $29,859.38
CHECK TOTAL $29,859.38
18396 3/10/2026 VALLEY VISTA SERVICES, INC. STREET SWEEPING SERVICES (020126-
022826)
100655 55510 $10,614.00
CHECK TOTAL $10,614.00
18397 3/10/2026 VERIZON WIRELESS WIRELESS PHONE SERVICE - 12/17/25-
1/16/26
100230 52200 $2,279.32
CHECK TOTAL $2,279.32
18398 3/10/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC) 100510 51210 $607.57
3/10/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC) 100510 51210 $421.54
3/10/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (HERITAGE PARK) 100630 51200 $340.16
3/10/2026 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (CITYHALL) 100620 51200 $1,775.56
CHECK TOTAL $3,144.83
18399 3/10/2026 WEST COAST ARBORISTS INC CITYWIDE TREE MAINTENANCE (011626-
13126)
100645 55522 $2,604.00
3/10/2026 WEST COAST ARBORISTS INC CITYWIDE TREE MAINTENANCE (020126-
021526)
100645 55522 $11,975.00
CHECK TOTAL $14,579.00
18400 3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $987.00
Page 29 of 618
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $4,173.60
3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $84.60
3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $958.80
3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $4,935.00
3/10/2026 WOODRUFF & SMART, A
PROFESSIONAL CORPORATION LEGAL SERVICES - JANUARY 2026 100120 54020 $620.40
CHECK TOTAL $11,759.40
GRAND TOTAL $729,060.97
Page 30 of 618
Agenda Item #: 8.3
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Treasurer's Statement.
STRATEGIC GOAL: Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve the February 2026 Treasurer’s Statement.
FINANCIAL IMPACT:
None.
BACKGROUND:
Consistent with City policy, the Finance Department presents the monthly Treasurer’s Statement to the City
Council for review and approval.
ANALYSIS:
This statement shows the cash balances with a breakdown of various investment accounts and the yield to
maturity from investments. This statement also includes an investment portfolio management report which
details the activities of investments.
PREPARED BY:
Jason Jacobsen, Director, Finance
ATTACHMENTS:
1. Treasurer's Cash Balance Report - Feb 2026
2. Treasurer's Certification Portfolio Report - Feb 2026
Page 31 of 618
CASH & INVESTMENT BALANCES
Cash Funds
General Account $2,538,044.81
Payroll Account $0.00
Change Fund - General Fund $630.00
Petty Cash Account $303.00
Cash With Fiscal Agent (US Bank 2021 Bonds)$1,456.85
Total Cash Funds $2,540,434.66
City & LAIF Invested Funds (Book Value):
Local Agency Investment Fund $23,485,249.33
City-Managed Fixed-Income Securities (0-5 year maturity) $46,327,734.42
Total Investment Funds (Book Value)$69,812,983.75
Fiscal Year-To-Date Effective Rate of Return (City Funds & LAIF)3.89%(8 Months)
Fiscal YTD Interest Earnings (City Funds & LAIF)$1,715,401.44 (8 Months)
FY 2025-26 Budgeted Interest Earnings (City Funds & LAIF)$1,530,800.00 (12 Months)
Invested Funds With OPEB Trust (Managed by CalPERS/State Street) $1,118,690.18
Annualized rate of return (6/30/2016 - 6/30/2025)5.16%( 9 Years)
OPEB Trust Starting Balance (7/1/2025)$945,947.34
OPEB Trust FY 25-26 Contributions $88,000.00
OPEB Trust FY 25-26 Earnings $84,742.84 (8 Months)
OPEB Trust Ending Balance (02/28/2026)$1,118,690.18
GRAND TOTAL - CASH & INVESTMENTS $73,472,108.59
CITY OF DIAMOND BAR - CITY TREASURER'S CASH BALANCE REPORT
AS OF FEBRUARY 28, 2026
Page 32 of 618
INVESTMENTS BOOK VALUE
PERCENT OF
PORTFOLIO TERM
DAYS TO
MATURITY
YIELD TO
MATURITY
Federal Credit Union CD $13,386,000.00 19.17%1,532 739 4.347%
Local Agency Investment Fund $23,485,249.33 33.64%1 1 3.871%
Corporate Notes $3,692,546.67 5.29%1,704 1,142 4.896%
Federal Agency Coupon Securities $7,639,836.50 10.94%1,552 377 4.186%
Treasury Coupon Securities $3,095,703.65 4.43%1,813 712 2.985%
Federal Agency Callable $5,000,000.00 7.16%1,826 192 1.900%
Certificates of Deposit-Banks $6,315,229.69 9.05%1,562 669 3.909%
Municipal Bonds $1,553,905.78 2.23%1,585 433 4.738%
Money Market Fund $5,644,512.13 8.09%1 1 3.650%
Total Investments and Averages $69,812,983.75 100.00%942 359 3.875%
TOTAL INTEREST EARNED
I certify that this report accurately reflects all City pooled investments
Daniel Fox and is in conformity with the investment policy of the City of Diamond Bar
City Treasurer approved by City Council and on file in the City Clerk's office. The investment
program herein provides sufficient cash flow liquidity to meet the next six
months estimated expenditures.
$222,548.67 $1,715,401.44
4.18%3.89%
CITY OF DIAMOND BAR
INVESTMENT PORTFOLIO SUMMARY REPORT
FEBRUARY 28, 2026
MONTH ENDING FISCAL YEAR-TO-DATE
FEBRUARY 28, 2026 2025-2026
Page 33 of 618
City of Diamond Bar
Portfolio Management
February 28, 2026
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA
(909)839-7053
Portfolio Summary
% of
Portfolio
Book
ValueInvestmentsMarket
Value
Par
Value
Days to
MaturityTerm
YTM/C
Federal Credit Union CD 13,386,000.00 1,53219.17 4.34773913,499,828.4513,386,000.00
Local Agency Investment Funds 23,485,249.33 133.64 3.871123,128,942.8523,485,249.33
Corporate Notes 3,692,546.67 1,7045.29 4.8961,1423,737,275.203,800,000.00
Federal Agency Coupon Securities 7,639,836.50 1,55210.94 4.1863777,663,557.057,625,000.00
Treasury Coupon Securities 3,095,703.65 1,8134.43 2.9857123,069,040.853,125,000.00
Federal Agency Callable 5,000,000.00 1,8267.16 1.9001924,854,084.005,000,000.00
Certificate of Deposit 6,315,229.69 1,5629.05 3.9096696,338,707.406,384,000.00
Municipal Bonds 1,553,905.78 1,5852.23 4.7384331,544,199.641,595,000.00
Money Market Fund 5,644,512.13 18.09 3.65015,644,512.135,644,512.13
69,812,983.75 100.00%Investments 69,480,147.5770,044,761.46 942 359 3.875
Current Year
February 28
222,548.67
Fiscal Year To Date
1,715,401.44
Average Daily Balance
Effective Rate of Return
69,359,026.98 66,217,955.70
3.89%4.18%
Total Earnings Month Ending
__________________________________________________ ____________________
Jason M. Jacobsen, Finance Director
Portfolio POOL
AP
Reporting period 02/01/2026-02/28/2026
Run Date: 03/11/2026 - 14:03 PM (PRF_PM1) 7.3.0
Report Ver. 7.3.6.1
03/11/2026
Page 34 of 618
Days to
Maturity
Page 1
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
February 28, 2026
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Federal Credit Union CD
290America's Credit Union10402 248,000.00 248,000.00 12/16/20261.35012/16/2021 238,674.70 1,82606251A3K4 1.350
1,248ADVANTAGE CREDIT UNION10682 249,000.00 249,000.00 07/31/20294.45007/31/2024 252,742.72 1,82600790UAC1 4.450
495ALABAMA CREDIT UNION10750 249,000.00 249,000.00 07/09/20274.15007/09/2025 249,000.00 73001025RAT6 4.150
1,236ALTAONE FEDERAL CREDIT10683 249,000.00 249,000.00 07/19/20294.45007/19/2024 252,731.02 1,82602157RAA5 4.450
738Alaska USA FCU10547 249,000.00 249,000.00 03/08/20284.60003/08/2023 252,861.74 1,827011852AE0 4.600
569AUSTIN TELCO FCU10495 249,000.00 249,000.00 09/21/20273.80009/21/2022 248,064.26 1,826052392BT3 3.800
905Baxter Credit Union10697 249,000.00 249,000.00 08/22/20284.35008/22/2024 251,516.15 1,46107181JBH6 4.350
1,193Beal Bank-Plano TX10679 244,000.00 244,000.00 06/06/20294.65006/12/2024 249,267.47 1,82007371BWA5 4.650
1,576BOM BANK10744 249,000.00 249,000.00 06/24/20304.10006/24/2025 249,560.75 1,82609776DAV6 4.100
513Capital One Bank USA10453 248,000.00 248,000.00 07/27/20273.50007/27/2022 245,659.87 1,82614042THZ3 3.500
1,170CBC Federal Credit Union10663 249,000.00 249,000.00 05/14/20294.65005/14/2024 254,402.30 1,82612481GAZ0 4.650
1,054City Federal Credit Union10625 249,000.00 249,000.00 01/18/20294.00001/18/2024 248,770.92 1,82717783PAK7 4.000
873COASTAL1CU10684249,000.00 249,000.00 07/21/20284.55007/22/2024 252,914.28 1,46019058RAG6 4.550
1,255CARTER FEDERAL CU10686 249,000.00 249,000.00 08/07/20294.25008/07/2024 250,879.20 1,82614622LAS1 4.250
467Customers Bank10678 244,000.00 244,000.00 06/11/20274.85006/11/2024 247,884.48 1,09523204HPM4 4.850
967Empower FED Credit Union10596 248,000.00 248,000.00 10/23/20285.10010/23/2023 256,339.50 1,827291916AG9 5.100
1,276Enterprise Bank Corp.10720 249,000.00 249,000.00 08/28/20293.80008/28/2024 246,619.81 1,82629367RNG7 3.800
1,178First Foundation Bank10664 244,000.00 244,000.00 05/22/20294.60005/22/2024 248,712.37 1,82632026U5U6 4.600
476First Natl Bnk Blue Erth10681 248,000.00 248,000.00 06/20/20274.85006/20/2024 252,125.23 1,09532114MBC0 4.850
869FIRST PREMIER BANK10685 244,000.00 244,000.00 07/17/20284.45007/17/2024 247,068.79 1,46133610RVR1 4.450
204HEALTHCARE SYSTEMS FCU10496 249,000.00 249,000.00 09/21/20263.60009/21/2022 247,762.47 1,46142228LAH4 3.600
701Hickam10639249,000.00 249,000.00 01/31/20284.15001/31/2024 250,321.19 1,46142869GAB2 4.150
337State Bank of India10410 248,000.00 248,000.00 02/01/20271.75001/31/2022 239,542.46 1,827856285E98 1.750
578JEANNE D'ARC CREDIT UNION10491 249,000.00 249,000.00 09/30/20273.80009/30/2022 248,050.07 1,826472207AE9 3.800
169Jovia Financial Credit Union C10707 249,000.00 249,000.00 08/17/20264.65008/16/2024 250,756.20 73148115LAM6 4.650
274LAFAYETTE FCU10606 248,000.00 248,000.00 11/30/20265.25011/30/2023 252,246.01 1,09650625LBR3 5.250
911LINCOLN PARK COMMUNITY BANK10571 248,000.00 248,000.00 08/28/20285.00008/28/2023 255,291.20 1,827534574AC2 5.000
563LUMINATE BANK10487 249,000.00 249,000.00 09/15/20273.40009/15/2022 245,970.67 1,82655026MAE5 3.400
183Marine Federal Corp.10718 249,000.00 249,000.00 08/31/20264.00008/30/2024 248,943.98 73156824JBC7 4.000
303Medallion Bank10622 248,000.00 248,000.00 12/29/20264.50012/29/2023 249,798.74 1,09658404DUA7 4.500
12MID CAROLINA CU10549 249,000.00 249,000.00 03/13/20264.85003/13/2023 250,484.54 1,09659524LAA4 4.850
799Morgan Stanley Bank10662 244,000.00 244,000.00 05/08/20284.70005/08/2024 248,468.37 1,46161690DQK7 4.700
1,572Morgan Stanley Bank10745 244,000.00 244,000.00 06/20/20304.30006/18/2025 246,684.49 1,82861776NTH6 4.300
26MVB BANK INC10646 249,000.00 249,000.00 03/27/20264.80003/27/2024 250,270.90 73062847NEL6 4.800
1,103NICOLET NATIONAL BANK10643 249,000.00 249,000.00 03/08/20294.25003/08/2024 250,835.88 1,826654062LP1 4.250
99Oregon Community Cred Un10675 248,000.00 248,000.00 06/08/20265.05006/07/2024 250,322.77 73168584JAV1 5.050
292One Community Bank10676 249,000.00 249,000.00 12/18/20264.85006/18/2024 252,002.94 913682325EK7 4.850
Portfolio POOL
AP
Run Date: 03/11/2026 - 14:03 PM (PRF_PM2) 7.3.0
Report Ver. 7.3.6.1Page 35 of 618
Days to
Maturity
Page 2
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
February 28, 2026
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Federal Credit Union CD
169PIMA FEDERAL CREDIT10575 248,000.00 248,000.00 08/17/20265.30008/17/2023 251,496.55 1,096722000AC0 5.300
1,005ROCKLAND FCU10607 248,000.00 248,000.00 11/30/20285.00011/30/2023 255,737.85 1,82777357DAB4 5.000
1,752Sallie Mae Bank10752 245,000.00 245,000.00 12/17/20303.85012/17/2025 245,000.00 1,826795451EG4 3.850
1,409SOMERSET TRUST CO10751 249,000.00 249,000.00 01/08/20303.95007/08/2025 249,000.00 1,645835104DG2 3.950
389SPOKANE TEACHERS CR UN10644 245,000.00 245,000.00 03/25/20274.75003/25/2024 248,134.78 1,095849061AF3 4.750
22TECHNOLOGY CU10551 249,000.00 249,000.00 03/23/20265.00003/23/2023 250,615.76 1,09687868YAL7 5.000
508Toyota Financial SGS Bank10442 248,000.00 248,000.00 07/22/20273.40007/22/2022 245,192.14 1,82689235MNT4 3.400
997TRUSTSTAR BANK10604 248,000.00 248,000.00 11/22/20284.75011/22/2023 253,735.25 1,82789839KAD7 4.750
285Timberland Bank Hoquaim10677 249,000.00 249,000.00 12/11/20264.85006/12/2024 251,960.11 91288709RBH1 4.850
878TTCU FED CU10564 248,000.00 248,000.00 07/26/20285.00007/26/2023 255,131.24 1,82789854LAD5 5.000
1,108Univest Bank & Trust Co.10651 249,000.00 249,000.00 03/13/20294.25003/13/2024 250,836.38 1,82691527PCF2 4.250
974UTAH FIRST CD10589 248,000.00 248,000.00 10/30/20285.10010/30/2023 256,390.83 1,82791739JAD7 5.100
578BANK OF THE VALLEY NE10494 249,000.00 249,000.00 09/30/20274.10009/30/2022 249,655.12 1,82606543PDA0 4.100
227VCC BANK10499 249,000.00 249,000.00 10/14/20264.25010/14/2022 249,741.02 1,46191823MBE4 4.250
1,187WASHINGTON FINANCIAL10674 244,000.00 244,000.00 05/31/20294.50005/31/2024 247,883.02 1,82693883MBA5 4.500
1,032Wells Fargo10617 248,000.00 248,000.00 12/27/20284.10012/27/2023 248,606.61 1,827949764JY1 4.100
974WORKERS FCU10590 248,000.00 248,000.00 10/30/20285.20010/30/2023 257,163.35 1,82798138MCA6 5.200
13,386,000.00 1,53213,499,828.4513,386,000.0013,616,321.43Subtotal and Average 739 4.347
Local Agency Investment Funds
1Local Agency Investment Fund10028 23,485,249.33 23,485,249.33 3.87123,128,942.85 1LAIF 3.871
23,485,249.33 123,128,942.8523,485,249.3320,020,963.62Subtotal and Average 1 3.871
Corporate Notes
1,271Bank of NY Mello Corp.10732 350,000.00 329,964.23 08/23/20293.30001/13/2025 336,085.75 1,68306406YAA0 5.170
478Bank of America Corp.10515 500,000.00 482,612.37 06/22/20272.00012/27/2022 478,120.00 1,63806048WR36 5.000
1,223CITIBANK10733350,000.00 347,829.54 08/06/20294.83801/13/2025 357,378.35 1,66617325FBK3 5.042
1,371ESTEE LAUDER CO10737 300,000.00 276,694.48 12/01/20292.37503/25/2025 276,582.30 1,71229736RAP5 4.707
866JOHN DEERE CAPITAL CORP10668 500,000.00 499,672.01 07/14/20284.95005/29/2024 512,160.00 1,50724422EXB0 4.979
1,010JP Morgan Chase10731 400,000.00 394,308.30 12/05/20294.45201/07/2025 400,666.80 1,79346647PAX4 4.980
1,482KENVUE INC10738 300,000.00 304,392.76 03/22/20305.00003/25/2025 309,040.50 1,82349177JAH5 4.581
1,410MET LIFE GLOBAL10734 500,000.00 499,452.51 01/09/20304.90001/09/2025 509,891.00 1,82659217GFT1 4.932
1,475NATIONAL RURAL UTILITIES COOPE10739 300,000.00 275,494.82 03/15/20302.40003/25/2025 275,971.50 1,816637432NV3 4.691
1,310CHARLES SCHWAB10740 300,000.00 282,125.65 10/01/20292.75003/25/2025 281,379.00 1,651808513BX2 4.611
3,692,546.67 1,7043,737,275.203,800,000.003,690,932.44Subtotal and Average 1,142 4.896
Portfolio POOL
AP
Run Date: 03/11/2026 - 14:03 PM (PRF_PM2) 7.3.0
Page 36 of 618
Days to
Maturity
Page 3
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
February 28, 2026
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Federal Agency Coupon Securities
943CITIBANK10631750,000.00 766,332.58 09/29/20285.80301/30/2024 784,097.25 1,70417325FBB3 4.847
640Federal Farm Credit Bank10545 1,000,000.00 997,793.16 12/01/20274.12503/01/2023 1,006,393.00 1,7363133EPCG8 4.267
138Federal Farm Credit Bank10572 1,000,000.00 999,872.30 07/17/20264.62508/02/2023 1,006,442.00 1,0803133EPQC2 4.661
467Federal Home Loan Bank10432 1,000,000.00 999,766.80 06/11/20273.50006/16/2022 992,955.00 1,8213130ASGU7 3.520
103Federal Home Loan Bank10447 1,000,000.00 1,000,611.47 06/12/20263.37507/18/2022 993,763.00 1,4253130ASJ59 3.141
12Federal Home Loan Bank10537 500,000.00 499,962.32 03/13/20264.37502/27/2023 500,936.50 1,110313373B68 4.619
831Federal Home Loan Bank10563 500,000.00 502,019.41 06/09/20284.37507/21/2023 509,053.50 1,7853130AWMN7 4.177
26Federal Home Loan Bank10645 500,000.00 500,000.00 03/27/20294.85003/27/2024 501,559.00 1,8263130B0N70 4.850
162Federal Home Loan Bank10706 575,000.00 575,000.00 08/10/20294.25008/20/2024 571,303.90 1,8163130B2F59 4.250
466INTER-AMERICAN DEV. BANK10498 500,000.00 496,792.11 06/10/20272.98009/13/2022 491,113.00 1,73145818WED4 3.902
161Morgan Stanley Bank10708 300,000.00 301,686.35 08/09/20266.25008/01/2024 305,940.90 73861746BCY0 4.888
7,639,836.50 1,5527,663,557.057,625,000.007,640,171.57Subtotal and Average 377 4.186
Treasury Coupon Securities
1,432UST10735300,000.00 297,630.45 01/31/20304.25002/13/2025 305,871.00 1,81391282CMG3 4.477
1,401UST10736325,000.00 323,722.43 12/31/20294.37502/13/2025 333,150.35 1,78291282CMD0 4.489
305U.S. Treasury10403 1,000,000.00 999,136.85 12/31/20261.25001/04/2022 962,539.00 1,82291282CDQ1 1.357
486U.S. Treasury10436 1,000,000.00 1,002,891.66 06/30/20273.25007/14/2022 991,133.00 1,81291282CEW7 3.014
1,126U.S. Treasury10654 500,000.00 472,322.26 03/31/20292.37504/08/2024 476,347.50 1,81891282CEE7 4.393
3,095,703.65 1,8133,069,040.853,125,000.003,095,379.29Subtotal and Average 712 2.985
Federal Agency Callable
2Federal Farm Credit Bank10258 500,000.00 500,000.00 03/03/20260.79003/03/2021 488,746.50 1,8263133EMSH6 0.790
316Federal Farm Credit Bank10397 1,000,000.00 1,000,000.00 01/11/20271.47001/11/2022 964,163.00 1,8263133ENKG4 1.470
331Federal Farm Credit Bank10405 1,500,000.00 1,500,000.00 01/26/20271.84001/26/2022 1,453,453.50 1,8263133ENMA5 1.840
115Federal Farm Credit Bank10746 500,000.00 500,000.00 06/24/20304.65006/24/2025 499,550.50 1,8263133ETMB0 4.650
58Federal Home Loan Bank10406 1,500,000.00 1,500,000.00 01/28/20271.70001/28/2022 1,448,170.50 1,8263130AQKJ1 1.700
5,000,000.00 1,8264,854,084.005,000,000.005,857,139.09Subtotal and Average 192 1.900
Certificate of Deposit
882Bank of NY Mello Corp.10717 500,000.00 479,650.26 10/30/20283.00008/01/2024 481,544.00 1,55106406GAA9 4.702
4BANK UNITED NA10256 248,000.00 248,000.00 03/05/20260.65003/05/2021 242,158.86 1,826066519QK8 0.000
599Bank of America Corp.10716 300,000.00 293,887.76 10/21/20273.24808/01/2024 294,235.50 1,17606051GGA1 4.596
444Cy Fair FCU10555 249,000.00 249,000.00 05/19/20274.35005/19/2023 250,684.98 1,46123288UAA5 4.355
1,145Federal Home Loan Bank10661 500,000.00 500,000.00 04/19/20295.01004/19/2024 508,452.50 1,8263130B0YH6 5.010
1,145Freedom Northwest CU10658 249,000.00 249,000.00 04/19/20294.55004/19/2024 253,466.81 1,826356436AR6 4.550
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Page 37 of 618
Days to
Maturity
Page 4
Par Value Book Value
Maturity
Date
Stated
RateMarket Value
February 28, 2026
Portfolio Details - Investments
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
Certificate of Deposit
191Goldman Sachs Bank10260 248,000.00 248,000.00 09/08/20261.05009/08/2021 239,465.58 1,82638149MZJ5 1.051
31JP Morgan Chase10709 300,000.00 299,632.89 04/01/20263.30008/01/2024 297,978.30 60846625HQW3 4.813
22Pentagon Federal Credit Union10414 248,000.00 248,000.00 03/23/20261.80003/22/2022 243,864.10 1,46270962LBH4 1.800
603PNC BANK NA10669 500,000.00 483,333.12 10/25/20273.10005/29/2024 487,655.50 1,24469353RFG8 5.335
10Pathfinder Bank10257 249,000.00 249,000.00 03/11/20260.70003/11/2021 243,136.55 1,82670320KAX9 0.000
513Third Fed Savings & Loan10455 245,000.00 245,000.00 07/27/20273.40007/27/2022 242,205.53 1,82688413QDM7 3.402
264Toyota MTR Credit Corp10670 500,000.00 500,733.98 11/20/20265.40005/29/2024 508,115.50 90589236TLD5 5.179
1,075TEXAS INSTRUME10653 750,000.00 752,305.19 02/08/20294.60004/01/2024 762,558.75 1,774882508CG7 4.480
192UBS Bank USA10261 248,000.00 248,000.00 09/09/20260.95009/09/2021 239,160.04 1,82690348JS92 0.000
1,247US BANK CORP10715 300,000.00 282,365.62 07/30/20293.00008/01/2024 283,976.40 1,82491159HHW3 4.938
1,126UST10657750,000.00 739,320.87 03/31/20294.12504/22/2024 760,048.50 1,80491282CKG5 4.647
6,315,229.69 1,5626,338,707.406,384,000.006,313,930.18Subtotal and Average 669 3.909
Municipal Bonds
153LOS ANGELES CA CMNTY CLG DIST10523 365,000.00 360,115.50 08/01/20261.17401/05/2023 353,271.82 1,30454438CYL0 4.700
518POWAY UNIFIED SCHOOL DIST10522 1,230,000.00 1,193,790.28 08/01/20272.41401/04/2023 1,190,927.82 1,670738850TA4 4.750
1,553,905.78 1,5851,544,199.641,595,000.001,552,307.95Subtotal and Average 433 4.738
Wells Fargo Sweep Account
1Wells Fargo10036 0.00 0.00 0.01007/01/2012 0.00 1SWEEP 0.010
0.00 00.000.000.00Subtotal and Average 0 0.000
Money Market Fund
1State Street Advisors10562 5,644,512.13 5,644,512.13 3.65005/31/2023 5,644,512.13 1857492888 3.650
1Western Asset10561 0.00 0.00 5.15005/25/2023 0.00 152470G882 5.150
5,644,512.13 15,644,512.135,644,512.137,571,881.41Subtotal and Average 1 3.650
94269,359,026.98 70,044,761.46 359 3.87569,480,147.57 69,812,983.75Total and Average
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Days to
Maturity
Page 5
Par Value Book Value
Stated
RateMarket Value
February 28, 2026
Portfolio Details - Cash
Average
BalanceIssuer
Portfolio Management
City of Diamond Bar
YTM/C
TermCUSIPInvestment #
Purchase
Date
0.00
94269,359,026.98 70,044,761.46 359 3.875
0 0Average Balance
69,480,147.57 69,812,983.75Total Cash and Investments
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Page 39 of 618
Page 1
Stated
Rate
Transaction
Date
February 1, 2026 through February 28, 2026
Activity By Type
Balance
Portfolio Management
City of Diamond Bar
CUSIP Investment #Issuer
Purchases
or Deposits
Redemptions
or Withdrawals
Federal Credit Union CD
COCA-COLA FCU10529 0.004.600 02/02/2026 249,000.0019123RAA0
GREENSTATE CREDIT UNION10255 0.000.650 02/26/2026 248,000.0039573LAV0
497,000.00 13,386,000.00Subtotal0.00
Local Agency Investment Funds (Monthly Summary)
Local Agency Investment Fund10028 4,500,000.003.871 0.00LAIF
0.00 23,485,249.33Subtotal4,500,000.00
Corporate Notes
3,692,546.67Subtotal
Federal Agency Coupon Securities
7,639,836.50Subtotal
Treasury Coupon Securities
3,095,703.65Subtotal
Federal Agency Callable
Federal Home Loan Bank10254 0.000.625 02/24/2026 500,000.003130AL7M0 **
Federal Home Loan Bank10641 0.005.000 02/26/2026 500,000.003010B07G8
1,000,000.00 5,000,000.00Subtotal0.00
Certificate of Deposit
6,315,229.69Subtotal
Municipal Bonds
1,553,905.78Subtotal
Wells Fargo Sweep Account
0.00Subtotal
Money Market Fund
State Street Advisors10562 33,660.113.650 3,000,000.00857492888
3,000,000.00 5,644,512.13Subtotal33,660.11
69,812,983.75Total4,497,000.004,533,660.11
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** - Indicates incomplete recording of maturity redemption.
Report Ver. 7.3.6.1Page 40 of 618
Page 1
February 2025 through February 2026
Distribution of Investments By Type
Portfolio Management
City of Diamond Bar
AverageMarchFebruaryApril
2025 2025 by Period
JuneMay July
2025 2025
SeptemberAugust October
2025 2025
November January
2025 2026
February
2026Security Type
December
2025202520252025
23.1 23.023.3Federal Credit Union CD 22.5 23.121.4 23.5 22.523.5 22.4 19.923.2 19.2 22.3%
3.2 13.83.1Local Agency Investment Funds 15.1 14.513.2 13.9 13.713.4 13.6 27.314.3 33.6 14.8%
Negotiable CDs
5.3 5.33.7Corporate Notes 5.3 5.45.1 5.8 5.85.6 5.6 5.35.9 5.3 5.3%
11.9 11.811.8Federal Agency Coupon Securities 11.0 11.311.4 12.1 12.011.7 11.7 10.912.3 10.9 11.6%
Federal Agency Disc. -Amortizing
8.9 8.813.1Treasury Coupon Securities 7.3 7.58.5 6.5 4.87.8 4.7 4.45.0 4.4 7.1%
Treasury Discounts -Amortizing
11.3 10.511.2Federal Agency Callable 11.1 11.510.1 11.0 11.011.8 9.2 8.610.5 7.2 10.4%
11.7 10.911.6Certificate of Deposit 9.4 9.39.5 9.9 9.99.6 9.7 9.010.2 9.1 10.0%
Callables
2.6 2.62.6Municipal Bonds 2.2 2.32.5 2.4 2.42.3 2.4 2.22.5 2.2 2.4%
Wells Fargo Sweep Account
22.2 13.419.8Money Market Fund 16.2 15.218.4 14.9 18.014.4 20.8 12.316.2 8.1 16.1%
Floating Rate Notes
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Report Ver. 7.3.6.1
Page 41 of 618
Agenda Item #: 8.4
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Agreement with LSL, LLP to provide External Auditor Services.
STRATEGIC GOAL: Responsible Stewardship of Public Resources
RECOMMENDATION:
A. Approve, and authorize the City Manager to sign, a Professional Services Agreement with LSL, LLP for a not-
to-exceed amount of $185,535 for External Auditor Services through June 30, 2029; and
B. Appropriate $10,000 from the General Fund and $7,400 from the Measure W Fund for External Auditor
Services.
FINANCIAL IMPACT:
The cost for the Fiscal Year (FY) 2025-26 year-end audit and preparation of the City’s Annual Comprehensive
Financial Report (ACFR) is $50,640. Approximately 40% of this amount is expected to be billed for interim audit
work prior to June 30, 2026. Currently, $11,000 is available in the Finance Department’s operating budget for
these services. Therefore, an additional appropriation of $10,000 is requested in the Finance Department
operating budget (100210-54010) to support the cost of these services.
The cost for the required three-year Safe, Clean Water Program (Measure W) compliance audit is $18,410.
Approximately 40% of this amount is expected to be billed for interim audit work prior to June 30, 2026.
Currently, no funds are budgeted in the Measure W Fund (201210-54010) for this service. Therefore, an
additional appropriation of $7,400 is requested in the Measure W Fund to support the cost of these services.
The total three-year not-to-exceed amount of the proposed agreement through June 30, 2029, is $185,535,
which includes a 5% contingency of $8,835 for additional, as-needed auditing services. Future audit costs will
be included in the Finance Department’s operating budgets and the Measure W Fund in subsequent fiscal
years as part of the annual budget process.
BACKGROUND:
Independent financial audits are conducted annually to ensure the City’s annual financial statements are
presented in accordance with Generally Accepted Accounting Principles (GAAP) and applicable
governmental auditing standards. These audits promote transparency and accountability to the public and
Page 42 of 618
Agenda Item #: 8.4
Meeting Date: March 17, 2026
assist the City in maintaining sound financial management practices.
The selected firm will perform annual audits of the City’s financial statements and prepare the financial
statements included in the Annual Comprehensive Financial Report (ACFR). Services may also include required
compliance testing and other related audit services such as the Appropriations Limit Schedule (Gann Limit)
and Single Audit procedures, if required.
In addition, pursuant to the Municipal Transfer Agreement between the City of Diamond Bar and the Los
Angeles County Flood Control District, the City is required every three years to engage an independent audit
firm to conduct a compliance audit related to the Safe, Clean Water Program (Measure W). This audit
evaluates the City’s compliance with program requirements and the proper use of Measure W funds received
by the City.
ANALYSIS:
On October 1, 2025, the City released a Request for Proposals (RFP) for External Auditor Services. Upon the
close of the RFP period, three (3) responsive proposals were received.
Staff evaluated and ranked the proposals based on several qualitative and quantitative criteria, including the
firm’s proposed work plan, qualifications of the firm and project team, relevant experience with municipal
audits, demonstrated experience implementing recent Governmental Accounting Standards Board (GASB)
pronouncements, proposed cost, and the overall responsiveness and completeness of the proposal:
Firm Ranking Firm Score Firm Name
Proposed Cost:
Financial Audits
(3 years)
Proposed Cost:
Safe, Clean Water
Program Audit
Total
Cost
#1 95/100 LSL, LLP $182,670 $18,410 $201,080
#2 93/100 The Pun Group $192,610 $12,900 $205,518
#3 83/100 Harshwal & Co $102,710 $16,800 $119,510
Following evaluation of proposals and qualifications, LSL, LLP was determined to be well-qualified to provide
these services. LSL, LLP has extensive experience performing audits for California public agencies and
possesses the expertise necessary to meet the City’s auditing and reporting requirements. After identifying LSL,
LLP as the highest-ranked firm, staff entered into negotiations and secured a reduction of $24,380 from the
firm’s originally proposed price for the initial three-year term, resulting in a total price of $176,700. Staff is
recommending an additional five-percent (5%) contingency amount of $8,835 to cover the costs of additional
as-needed auditing services. Compensation under the agreement will not exceed $185,535, which includes
the 5% contingency amount. The agreement establishes a three-year initial term beginning March 17, 2026,
and ending June 30, 2029. The City Manager is authorized to extend the agreement for two additional one-
year terms, subject to the same terms and conditions, with pricing adjustments as stated in Exhibit "A" of the
agreement.
LSL, LLP has provided audit services to the City under the current agreement since 2015. Over the years, LSL
has provided exceptional service to the City, and has worked well with the City Council, Audit Subcommittee
and City staff.
For these reasons, staff recommends awarding the professional services agreement for external auditing
services to LSL, LLP.
Page 43 of 618
Agenda Item #: 8.4
Meeting Date: March 17, 2026
LEGAL REVIEW:
The City Attorney has reviewed and approved the Agreement as to form.
PREPARED BY:
Jason Jacobsen, Director, Finance
ATTACHMENTS:
1. LSL LLP Professional Auditing Services 3-Year Agreement 2026-2029
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Design Professionals non-CDBG 2022
CONSULTING SERVICES AGREEMENT
Design Professional
THIS AGREEMENT (the "Agreement") is made as of March 17, 2026 by and
between the City of Diamond Bar, a municipal corporation ("City") and LSL, LLP, a
California limited liability company ("Consultant").
1. Consultant's Services.
Subject to the terms and conditions set forth in this Agreement Consultant shall
provide to the reasonable satisfaction of the City the professional auditing services set
forth in the attached Exhibit "A", which is incorporated herein by this reference. As a
material inducement to the City to enter into this Agreement, Consultant represents and
warrants that it has thoroughly investigated the work and fully understands the
difficulties and restrictions in performing the work. Consultant represents that it is fully
qualified to perform such consulting services by virtue of its experience and the training,
education and expertise of its principals and employees.
Jason Jacobsen (herein referred to as the “City’s Project Manager”), shall be the
person to whom the Consultant will report for the performance of services hereunder. It
is understood that Consultant shall coordinate its services hereunder with the City’s
Project Manager to the extent required by the City’s Project Manager, and that all
performances required hereunder by Consultant shall be performed to the satisfaction
of the City’s Project Manager and the City Manager
2. Term of Agreement. This Agreement shall take effect March 17, 2026,
and shall continue until June 30, 2029 (“Term”) unless earlier terminated pursuant to
the provisions herein.
The City Manager shall have the option to extend this Agreement for two (2)
additional one (1) year terms subject to the same terms and conditions contained
herein, by giving Consultant written notice of the exercise of this option at least thirty
(30) days prior to the expiration of the initial Term. In the event the City exercises its
option to extend the Term, Consultant's compensation shall be subject to an adjustment
upon the effective date as stated in the updated fee proposal dated February 3, 2026
(see Exhibit “A”).
3. Compensation. City agrees to compensate Consultant for each service
which Consultant performs to the satisfaction of City in compliance with the scope of
services set forth in Exhibit "A". Payment will be made only after submission of proper
invoices in the form specified by City. Total payment to Consultant pursuant to this
Agreement shall not exceed one hundred seventy-six thousand, seven hundred dollars
($176,700) plus a five-percent (5%) contingency amount of eight thousand, eight
hundred thirty-five dollars ($8,835) for a total not to exceed amount of one hundred
eighty-five thousand, five hundred thirty-five dollars ($185,535), without the prior
written consent of the City. The above not to exceed amount shall include all costs,
including, but not limited to, all clerical, administrative, overhead, telephone, travel , and
all related expenses.
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4. Payment.
A. As scheduled services are completed, Consultant shall submit to City an
invoice for the services completed, authorized expenses and authorized
extra work actually performed or incurred:
i. 40% upon completion of the Interim Audit test work.
ii. 50% upon completion of the Year-End Audit test work.
iii. 10% upon delivery of the Consultant’s final reports.
B. All such invoices shall state the basis for the amount invoiced, including
services completed, the number of hours spent, and any extra work performed.
C. City will pay Consultant the amount properly invoiced within 35 days of
receipt but may withhold 30% of any invoice until all work is completed, which sum shall
be paid within 35 days of completion of the work and receipt of all deliverables .
D. Payment shall constitute payment in full for all services, authorized costs
and authorized extra work covered by that invoice.
5. Change Orders. No payment for extra services caused by a change in
the scope or complexity of work, or for any other reason, shall be made unless and until
such extra services and a price therefore have been previously authorized in writing and
approved by the City Manager or his designee as an amendment to this Agreement.
The amendment shall set forth the changes of work, extension of time, if any, and
adjustment of the fee to be paid by City to Consultant.
6. Priority of Documents. In the event of any inconsistency between the
provisions of this Agreement and any attached exhibits, the provisions of this
Agreement shall control.
7. Status as Independent Contractor.
A. Consultant is, and shall at all times remain as to City, a wholly
independent contractor. Consultant shall have no power to incur any debt, obligation, or
liability on behalf of City or otherwise act on behalf of City as an agent. Neither City nor
any of its agents shall have control over the conduct of Consultant or any of
Consultant's employees, except as set forth in this Agreement. Consultant shall not, at
any time, or in any manner, represent that it or any of its agents or employees are in
any manner agents or employees of City.
B. Consultant agrees to pay all required taxes on amounts paid to Consultant
under this Agreement, and to indemnify and hold City harmless from any and all taxes,
assessments, penalties, and interest asserted against City by reason of the
independent contractor relationship created by this Agreement. In the event that City is
audited by any Federal, State agency, including the Public Employee Retirement
System, regarding the independent contractor status of Consultant and the audit in any
way fails to sustain the validity of a wholly independent contractor relationship between
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City and Consultant, its employees or subconsultants, then Consultant agrees to
reimburse City for all costs, including accounting and attorney's fees, arising out of such
audit and any appeals relating thereto.
C. Consultant shall fully comply with Workers' Compensation laws
regarding Consultant and Consultant's employees. Consultant further agrees to
indemnify and hold City harmless from any failure of Consultant to comply with
applicable Worker's Compensation laws.
D. Consultant shall, at Consultant’s sole cost and expense fully secure
and comply with all federal, state and local governmental permit or licensing
requirements, including but not limited to a business license with the City of Diamond .
E. In addition to any other remedies it may have, City shall have the
right to offset against the amount of any fees due to Consultant under this Agreement
any amount due to City from Consultant as a result of Consultant's failure to promptly
pay to City any reimbursement or indemnification required by this Agreement or for any
amount or penalty levied against the City for Consultant’s failure to comply with this
Section.
8. Standard of Performance. Consultant shall perform all work at the
standard of care and skill ordinarily exercised by members of the profession under
similar conditions and represents that it and any subcontractors it may engage, possess
any and all licenses which are required to perform the work contemplated by this
Agreement and shall maintain all appropriate licenses during the performance of the
work.
9. Unauthorized Aliens. Consultant hereby promises and agrees to
comply with all of the provisions of the Federal Immigration and Nationality Act,
8 U.S.C.A. § 1101 et seq., as amended, and in connection therewith, shall not employ
unauthorized aliens as defined therein. Should Consultant so employ such
unauthorized aliens for the performance of work and/or services covered by this
Agreement, and should any liability or sanctions be imposed against City for such use of
unauthorized aliens, Consultant hereby agrees to and shall reimburse City for the cost
of all such liabilities or sanctions imposed, together with any and all costs, including
reasonable attorney fees, incurred by City.
10. Indemnification. To the maximum extent permitted by Civil Code section
2782.8, and limited to the extent caused by the Consultant’s negligence or
malfeasance, Consultant shall defend, indemnify, and hold harmless City, its officers,
officials, employees, attorneys, and volunteers ("Indemnitees") from and against all
liability, loss, damage, expense, cost (including without limitation reasonable attorneys'
fees, expert fees and all other costs and fees of litigation ) in connection with:
(1) Any and all claims under Worker’s Compensation acts and other employee
benefit acts with respect to Consultant’s employees or Consultant’s contractors; and
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(2) Any and all claims arising out of Consultant's performance of or failure to
perform, work hereunder or its failure to comply with any of its obligations contained in
this Agreement. Should City in its sole discretion find Consultant’s legal counsel
unacceptable or should there be a conflict in such legal counsel representing the
Consultant and the City, then Consultant shall reimburse the City its costs of defense,
including without limitation reasonable attorneys' fees, expert fees and all other costs
and fees of litigation. The Consultant shall promptly pay any final judgment rendered
against the Indemnitees. Except for the Indemnitees, this Agreement shall not be
construed to extend to any third-party indemnification rights of any kind; and
(3) Any and all claims for loss, injury to or death of persons or damage to
property caused by the negligent professional act or omission in the performance of
professional services pursuant to this Agreement ; and
(4) The Consultant's obligations to indemnify, defend and hold harmless the City
shall survive termination of this Agreement.
11. Insurance.
A. Prior to performance of work under this Agreement and at all times during
the term of this Agreement Consultant shall carry, maintain, and keep in full force and
effect, with an insurance company authorized to do business in the State of California
and approved by the City the following insurance:
(1) a policy or policies of broad-form comprehensive general liability
insurance written on an occurrence basis with minimum limits of $2,000,000.00
combined single limit coverage against any injury, death, loss or damage as a result of
wrongful or negligent acts by Consultant, its officers, employees, agents, and
independent contractors in performance of services under this Agreement; and
(2) property damage insurance with a minimum limit of $500,000.00 per
occurrence; and
(3) automotive liability insurance written on an occurrence basis covering
all owned, non-owned and hired automobiles, with minimum combined single limits
coverage of $1,000,000.00; and
(4) Worker's Compensation insurance when required by law, with a
minimum limit of $500,000.00 or the amount required by law, whichever is greater; and
(5) Professional liability insurance covering errors and omissions arising
out of the performance of this Agreement with a combined single limit of $2,000,000. If
such insurance is on a claims’ made basis, Consultant agrees to keep such insurance in
full force and effect for at least five years after termination or date of completion of this
Agreement.
B. The Indemnitees shall be named as additional insureds on the policies as
to comprehensive general liability, property damage, and automotive liability. The
policies as to comprehensive general liability, property damage, and automobile liability
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shall provide that they are primary, and that any insurance maintained by the City shall
be excess insurance only.
C. All insurance policies shall provide that the insurance coverage shall not
be non-renewed, canceled, reduced, or otherwise modified (except through the addition
of additional insureds to the policy) by the insurance carrier without the insurance carrier
giving City ten (10) day's prior written notice thereof. Consultant agrees that it will not
cancel, reduce, or otherwise modify the insurance coverage and in the event of any of
the same by the insurer to immediately notify the City.
D. All policies of insurance shall cover the obligations of Consultant pursuant
to the terms of this Agreement and except for professional liability insurance, shall be
issued by an insurance company which is authorized to do business in the State of
California, or which is approved in writing by the City; and shall be placed have a
current A.M. Best's rating of no less than A-, VII. In the case of professional liability
insurance, such coverage shall be issued by companies either licensed or admitted to
conduct business in the State of California so long as such insurers possesses the
aforementioned Best's rating.
E. Consultant shall submit to City (1) insurance certificates indicating
compliance with the minimum insurance requirements above, and (2) insurance policy
endorsements or a copy of the insurance policy evidencing the additional insured
requirements in this Agreement, in a form acceptable to the City.
F. Self-Insured Retention/Deductibles. All policies required by this
Agreement shall allow City, as additional insured, to satisfy the self -insured retention
(“SIR”) and/or deductible of the policy in lieu of the Consultant (as the named insured)
should Consultant fail to pay the SIR or deductible requirements. The amount of the
SIR or deductible shall be subject to the approval of the City. Failure by Consultant as
primary insured to pay its SIR or deductible constitutes a material breach of this
Agreement. Should City pay the SIR or deductible on Consultant’s due to such failure
in order to secure defense and indemnification as an additional insured under the policy,
City may include such amounts as damages in any action against Consultant for breach
of this Agreement in addition to any other damages incurred by City due to the breach
or deduct such amounts from any payment due Consultant.
G. Subrogation. With respect to any Workers' Compensation Insurance or
Employer's Liability Insurance, the insurer shall waive all rights of subrogation and
contribution it may have against the Indemnitees.
H. Failure to Maintain Insurance. If Contractor fails to keep the insurance
required under this Agreement in full force and effect, City may take out the necessary
insurance and any premiums paid, plus 10% administrative overhead, shall be paid by
Consultant, which amounts may be deducted from any payments due Consultant.
I. Consultant shall include all subcontractors, if any, as insureds under its
policies or shall furnish separate certificates and endorsements for each subcontractor
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to the City for review and approval. All insurance for subcontractors shall be subject to
all of the requirements stated herein.
12. Confidentiality. Consultant in the course of its duties may have access
to confidential data of City, private individuals, or employees of the City. Consultant
covenants that all data, documents, discussion, or other information developed or
received by Consultant or provided for performance of this Agreement are deemed
confidential and shall not be disclosed by Consultant without written authorization by
City. City shall grant such authorization if disclosure is required by law. All City data
shall be returned to City upon the termination of this Agreement. Consultant's covenant
under this section shall survive the termination of this Agreement. Notwithstanding the
foregoing, to the extent Consultant prepares reports of a proprietary nature specifically
for and in connection with certain projects, the City shall not, except with Consultant's
prior written consent, use the same for other unrelated projects.
13. Ownership of Materials. All data, documents, records, and other
materials provided by the City to Consultant shall remain the property of the City. Final
reports, financial statements, and other deliverables prepared by Consultant for the City
under this Agreement shall become the property of the City upon completion of the
services. Notwithstanding the foregoing, Consultant’s audit workpapers, internal
documentation, and proprietary methodologies shall remain the sole property of
Consultant and shall not be considered public records of the City.
14. Maintenance and Inspection of Records. Consultant shall maintain
reasonably complete books, documents, papers, and accounting records pertaining to
billings and costs associated with services performed under this Agreement. The City
and its authorized representatives shall have the right to inspect and audit such records
for the purpose of verifying invoices and compliance with the terms of this Agreement.
This provision shall not apply to Consultant’s audit workpapers or other materials
prepared in connection with the audit that are subject to the professional standards of
the American Institute of Certified Public Accountants (AICPA) or Government Auditing
Standards. Access to such workpapers shall be at the sole discretion of Consultant
except as required by law or professional standards.
15. Conflict of Interest.
A. Consultant covenants that it presently has no interest and shall not
acquire any such interest, direct or indirect, which may be detrimental to its obligation to
provide the services performed under this Agreement. Consultant further covenants
that, in performance of this Agreement, no person having any such interest shall be
employed by it. Furthermore, Consultant shall avoid the appearance of having any such
interest which would conflict in any manner with the performance of its services
pursuant to this Agreement.
B. Consultant covenants not to give or receive any compensation, monetary
or otherwise, to or from the ultimate vendor(s) of hardware or software to City as a
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result of the performance of this Agreement. Consultant's covenant under this section
shall survive the termination of this Agreement.
16. Termination. The City may terminate this Agreement with or without
cause upon fifteen (15) days' written notice to Consultant. The effective date of
termination shall be upon the date specified in the notice of termination, or, in the event
no date is specified, upon the fifteenth (15th) day following mailing of the notice. In the
event of such termination, City agrees to pay Consultant for services satisfactorily
rendered prior to the effective date of termination. Immediately upon receiving written
notice of termination, Consultant shall discontinue performing services, unless the
notice provides otherwise, except those services reasonably necessary to effectuate the
termination. The City shall be not liable for any claim of lost profits.
17. Personnel/Designated Person. Consultant represents that it has, or will
secure at its own expense, all personnel required to perform the services under this
Agreement. All of the services required under this Agreement will be performed by
Consultant or under its supervision, and all personnel engaged in the work shall be
qualified to perform such services. Except as provided in this Agreement, Consultant
reserves the right to determine the assignment of its own employees to the performance
of Consultant's services under this Agreement, but City reserves the right in its sole
discretion to require Consultant to exclude any employee from performing services
under this Agreement.
18. Non-Discrimination and Equal Employment Opportunity.
A. Consultant shall not discriminate as to race, color, creed, religion,
sex, marital status, national origin, ancestry, age, physical or mental handicap, medical
condition, or sexual orientation, in the performance of its services and duties under this
Agreement and will comply with all rules and regulations of City relating thereto. Such
nondiscrimination shall include but not be limited to the following: employment,
upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or
termination; rates of pay or other forms of compensation; and selection for training,
including apprenticeship.
B. Consultant will, in all solicitations or advertisements for employees
placed by or on behalf of Consultant state either that it is an equal opportunity employer
or that all qualified applicants will receive consideration for employment without regard
to race, color, creed, religion, sex, marital status, national origin, ancestry, age, physical
or mental handicap, medical condition, or sexual orientation.
C. Consultant will cause the foregoing provisions to be inserted in all
subcontracts for any work covered by this Agreement except contracts or subcontracts
for standard commercial supplies or raw materials.
19. Time of Completion. Consultant agrees to commence the work provided
for in this Agreement within (5) days of being notified by the City to proceed.
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20. Time Is of the Essence. Time is of the essence in this Agreement.
Consultant shall do all things necessary and incidental to the prosecution of
Consultant's work.
21. Reserved.
22. Delays and Extensions of Time. Consultant's sole remedy for delays
outside its control shall be an extension of time. No matter what the cause of the delay,
Consultant must document any delay and request an extension of time in writing at the
time of the delay to the satisfaction of City. Any extensions granted shall be limited to
the length of the delay outside Consultant’s control. If Consultant believes that delays
caused by the City will cause it to incur additional costs, it must specify, in writing, why
the delay has caused additional costs to be incurred and the exact amount of such cost
within 10 days of the time the delay occurs. No additional costs can be paid that
exceed the not to exceed amount absent a written amendment to this Agreement. In no
event shall the Consultant be entitled to any claim for lost profits due to any delay,
whether caused by the City or due to some other cause.
23. Assignment. Consultant shall not assign or transfer any interest in this
Agreement nor the performance of any of Consultant's obligations hereunder, without
the prior written consent of City, and any attempt by Consultant to so assign this
Agreement or any rights, duties, or obligations arising hereunder shall be void and of no
effect.
24. Compliance with Laws. Consultant shall comply with all applicable laws,
ordinances, codes and regulations of the federal, state, and local governments.
25. Non-Waiver of Terms, Rights and Remedies. Waiver by either party of
any one or more of the conditions of performance under this Agreement shall not be a
waiver of any other condition of performance under this Agreement. In no event shall
the making by City of any payment to Consultant constitute or be construed as a waiver
by City of any breach of covenant, or any default which may then exist on the part of
Consultant, and the making of any such payment by City shall in no way impair or
prejudice any right or remedy available to City with regard to such breach or default.
26. Attorney's Fees. In the event that either party to this Agreement shall
commence any legal or equitable action or proceeding to enforce or interpret the
provisions of this Agreement, the prevailing party in such action or proceeding shall be
entitled to recover its costs of suit, including reasonable attorney's fees and costs,
including costs of expert witnesses and consultants.
27. Mediation. Any dispute or controversy arising under this Agreement, or in
connection with any of the terms and conditions hereof, which cannot be resolved by
the parties, may be referred by the parties hereto for mediation. A third party, neutral
mediation service shall be selected, as agreed upon by the parties and the costs and
expenses thereof shall be borne equally by the parties hereto. The parties agree to
utilize their good faith efforts to resolve any such dispute or controversy so submitted to
mediation. It is specifically understood and agreed by the parties hereto that mutual
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good faith efforts to resolve the same any dispute or controversy as provided herein,
shall be a condition precedent to the institution of any action or proceeding, whether at
law or in equity with respect to any such dispute or controversy.
28. Notices. Any notices, bills, invoices, or reports required by this
Agreement shall be deemed received on (a) the day of delivery if delivered by hand
during regular business hours or by facsimile before or during regular business hours;
or (b) on the third business day following deposit in the United States mail, postage
prepaid, to the addresses heretofore set forth in the Agreement, or to such other
addresses as the parties may, from time to time, designate in writing pursuant to the
provisions of this section.
“CONSULTANT” “CITY”
LSL, LLP City of Diamond Bar
500 Technology Drive, Suite 350 21810 Copley Drive
Irvine, CA 92618 Diamond Bar, CA 91765-4178
Attn.: Christian Townes Attn.: Jason Jacobsen
Phone: (949) 829-8299 Phone: 909-839-7051
E-Mail: christian.townes@lslcpas.com E-mail: JJacobsen@diamondbarca.gov
29. Governing Law. This Agreement shall be interpreted, construed and
enforced in accordance with the laws of the State of California. In the event of litigation
between the parties, venue for any state or federal action shall be in the County of Los
Angeles.
30. Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be the original, and all of which together
shall constitute one and the same instrument.
31. Severability. If any term, condition or covenant of this Agreement is
declared or determined by any court of competent jurisdiction to be invalid, void or
unenforceable, the remaining provisions of this Agreement shall not be affected thereby
and the Agreement shall be read and construed without the invalid, void or
unenforceable provision(s).
32. Entire Agreement. This Agreement, and any other documents
incorporated herein by reference, represent the entire and integrated agreement
between Consultant and City. This Agreement supersedes all prior oral or written
negotiations, representations, or agreements. This Agreement may not be amended,
nor any provision or breach hereof waived, except in a writing signed by the parties
which expressly refers to this Agreement. Amendments on behalf of the City will only
be valid if signed by a person duly authorized to do so under the City's Purchasing
Ordinance.
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IN WITNESS of this Agreement, the parties have executed this Agreement as of
the date first written above.
"Consultant" "City"
LSL, LLP CITY OF DIAMOND BAR
By: ______ By: ____
Printed Name: Christian Townes Daniel Fox, City Manager
Title: Engagement Partner
Email: christian.townes@lslcpas.com
By: ATTEST:
Printed Name:
Title:
Email: _______ Kristina Santana, City Clerk
Approved as to form:
By:____
Omar Sandoval, City Attorney
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EXHIBIT “A”
ADDITIONAL SCOPE OF SERVICES
[Behind this page.]
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PREPARED BY
LSL, LLP
Certified Public Accountants
License Number 2584
TECHNICAL PROPOSAL
City of Diamond Bar
Professional Auditing Services
Date of Submission: October 27, 2025
Valid for 90 Day s
Authorized by
Christian Townes, CPA, Partner
Chrisitan.Townes@lslcpas.com
500 Technology Drive
Suite 350
Irvine, CA 92618
(949) 829 - 8299
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Table of Contents
TABLE OF CONTENTS ........................................................................................................................ 1
TRANSMITTAL LETTER ...................................................................................................................... 2
Authorized Representative .............................................................................................................. 3
1. LICENSE TO PRACTICE IN CALIFORNIA ....................................................................................... 4
2. INDEPENDENCE .............................................................................................................................. 4
3. FIRM QUALIFICATIONS AND EXPERIENCE .................................................................................. 4
A. Size and Staffing .......................................................................................................................... 4
Location | Our Offices..................................................................................................................... 5
B. Range of Activities ....................................................................................................................... 5
GASB Implementation .................................................................................................................... 5
C. Current List of Municipal Clients ................................................................................................ 5
D. Peer Review .................................................................................................................................. 5
E. Desk Review / Disciplinary Action .............................................................................................. 8
4. PARTNER, SUPERVISORY AND STAFF QUALIFICATIONS AND EXPERIENCE .......................... 8
Organizational Chart of Principal Staff ........................................................................................... 8
Engagement Team Resumes ........................................................................................................... 9
Continuing Education .................................................................................................................... 10
GFOA Award Program .................................................................................................................... 11
Single Audit Experience ................................................................................................................. 11
Additional Resources ..................................................................................................................... 12
5. SIMILAR ENGAGEMENTS WITH OTHER GOVERNMENT ENTITIES ........................................... 13
A. Most Significant Engagements ................................................................................................. 13
B. Client References ....................................................................................................................... 15
6. SPECIFIC AUDIT APPROACH ....................................................................................................... 17
Our Understanding of the Scope of Work ..................................................................................... 17
Project Management Methodology ................................................................................................ 17
Quality Management System ......................................................................................................... 18
Proposed Work Plan....................................................................................................................... 18
Proposed Segmentation ................................................................................................................ 18
Project Schedule ............................................................................................................................ 20
Level of Staff Assigned and Number of Hours to be Assigned ................................................... 21
Audit Sampling ............................................................................................................................... 21
Electronic Data Processing Software & AI Technology ............................................................... 22
Type And Extent of Analytical Procedures ................................................................................... 23
LSL’s Approach to Understanding the City’s Internal Control Structure ................................... 23
Determining Laws and Regulations Subject to Audit Test Work ................................................ 24
Drawing Audit Samples for Compliance ....................................................................................... 24
Working Paper Retention and Access .......................................................................................... 24
7. IDENTIFICATION ANTICIPATED POTENTIAL AUDIT PROBLEMS .............................................. 24
LSL HIGHLIGHTS: AWARDS & VALUES .......................................................................................... 25
Accounting Today Regional Leader .............................................................................................. 25
INSIDE Public Accounting Award.................................................................................................. 25
Best of Accounting Award ............................................................................................................. 25
Our Core Values ............................................................................................................................. 25
APPENDIX A – CURRENT LIST OF MUNICIPAL CLIENTS .............................................................. 26
APPENDIX B – ENGAGEMENT TEAM RESUMES ............................................................................ 29
COST PROPOSAL – SEALED BID .................................................................................................... 38
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Transmittal Letter
October 27, 2025
Jason Jacobsen
Finance Department
City of Diamond Bar
21810 Copley Dr.
Diamond Bar, CA 91765
Dear Mr. Jacobsen and Audit Committee,
LSL, LLP (“LSL”) is pleased to present our proposal for Professional Auditing Services, and we
value the opportunity to demonstrate our professional qualifications and commitment to
excellence to the City of Diamond Bar (“City”).
This proposal details our understanding of the scope of work outlined in the City’s RFP and
showcases our firm’s experience, knowledge, and creative problem-solving capabilities in
governmental auditing. With our extensive government experience, we are confident that LSL is
the best-qualified accounting firm for the City.
We understand that the City of Diamond Bar is seeking a qualified firm to conduct the annual
independent audit of the City‘s financial transactions for a contract period of three years,
beginning with the fiscal year ending June 30, 2026, through 2028, with the option to renew for
fiscal years ending June 30, 2029, and 2030. This includes expressing an opinion on the fairness
of the City‘s financial statements, the preparation of the City’s Single Audit (if required), Annual
State Controller Report, and the tri-annual Safe Clean Water Program audit.
At LSL, we specialize in high-quality governmental audits aligned with GAAS and current GASB
pronouncements and we prioritize accuracy and thoroughness while ensuring timely report
delivery. Our commitment to effective collaboration and transparency with the City ensures the
integrity of its financial reporting and compliance with all regulatory requirements.
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AUTHORIZED REPRESENTATIVE
Christian Townes is the designated Engagement Partner who will serve as the primary
point of contact for this proposal. She is authorized to make representations on behalf of
our firm and can be reached directly by phone at (714) 988-4852 or by email at
Chrisitan.Townes@lslcpas.com. Please contact Christian for any clarification or contract
negotiations related to this proposal.
LSL’s established understanding of the City and its needs reinforces our dedication to an
ongoing partnership, transparency, and the integrity of the City’s financial reporting in
compliance with all regulatory requirements. Christian has served as the Engagement Partner
to the City for three (3) years, per California Government Code, may serve an additional three
(3) years. To maintain independence and objectivity, We implement strict safeguards including
auditor rotation at six (6) years, internal quality control reviews, and adherence to professional
ethics. This ensures our team remains independent and unbiased throughout the audit.
We affirm that our proposal fully aligns with all terms, conditions, and requirements outlined in
the City’s RFP. Our proposal is a firm and irrevocable offer for ninety (90) calendar days following
the closing date of the receipt of proposals.
We welcome the opportunity to discuss any aspect of our proposal to ensure your complete
satisfaction.
Sincerely,
Christian Townes, CPA, Partner
LSL, LLP
500 Technology Drive
Suite 350
Irvine, CA 92618
(949) 829 - 8299
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1. License to Practice in California
LSL is a public accounting firm licensed by the State of California Department of Consumer
Affairs as a Public Accounting Partnership. Additionally, we are members of the American
Institute of Certified Public Accountants (AICPA) and the California Society of Certified Public
Accountants (CalCPA). All key members assigned to this engagement are licensed or are in the
process of obtaining their license as Certified Public Accountants by the State of California.
Business License
LSL affirms that we will obtain and maintain active business licensure with the City of Diamond
Bar upon award of contract.
2. Independence
LSL meets the independence requirements set forth by the Government Auditing Standards.
Our partners have no ownership in any other business organization that currently or will
potentially provide services, supplies, materials, or equipment to the City. We annually distribute
a listing of our firm's clients to all employees to ensure that any possible independence threats
are properly documented and reviewed.
3. Firm Qualifications and Experience
A. SIZE AND STAFFING
LSL, LLP is a limited liability partnership and is not a wholly owned subsidiary of a parent
company. LSL was established in 1929 and has grown as a leader in the government sector.
Our full-service accounting firm is headquartered in Irvine, California, with a dynamic team of
fifteen (15) partners, two (2) principals, and one hundred fifty (150) employees.
Our governmental staff consists of three (3) Partners, one (1) Director, four (4) Senior Managers,
five (5) Managers, ten (10) Supervisors, and nineteen (19) Professional Staff. The assigned
team to the City will consist of five (5) staff - one engagement partner, one concurring partner, a
relationship manager, a manager, and an in-charge.
LSL will not be subcontracting any portion of the City’s audit. All staff assigned to the audit
portion of the engagement will be employed by LSL on a full-time basis and have extensive
experience providing auditing services for cities, counties, and special-purpose
government agencies. However, LSL does collaborate with a third-party for the preparation of
the SCO (State Controller's Office) reports to ensure that the reports are prepared and filed
correctly and timely by experts in those reports.
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Location | Our Offices
Irvine, CA
500 Technology Drive, Suite 350
Irvine, CA 92618
Phone: (949) 829-8299
Sacramento, CA
2151 River Plaza Dr., Suite 150
Sacramento, CA 95833
Phone: (916) 503-9691
The Woodlands, TX
21 Waterway Avenue, Suite 30089
The Woodlands, TX 77380
Phone: (936) 828-4587
Our Irvine office is available to support the City locally, however, we utilize a primarily remote
working relationship. We regularly share staff and resources across our offices to leverage the
virtual footprint of our government team that spans across the United States. This collaborative
approach ensures that you receive the highest level of industry-specialized service while
maintaining a streamlined, reliable audit with comprehensive coverage.
B. RANGE OF ACTIVITIES
We provide auditing, accounting, and consulting services to over 100 municipal clients, including
counties, cities, water and electric utility districts, and special-purpose government agencies.
Our government sector services encompass a broad range of specialties, including attestation,
compliance, consulting, outsourced accounting and reporting, year-end close assistance, interim
staffing, strategic planning, and tax services.
GASB Implementation
LSL is committed to ensuring the seamless adoption of GASB pronouncements. We provide
annual training sessions on new and forthcoming GASB standards available to both the City and
LSL staff to promote compliance and operational efficiency. Additionally, we can discuss a year
round custom and tailored support plan designed to meet your needs to facilitate successful
implementation of all applicable GASB pronouncements. This can include ongoing guidance and
expertise to address any challenges and enable a smooth transition and adoption.
C. CURRENT LIST OF MUNICIPAL CLIENTS
A current list of municipal clients can be found in Appendix A – Current List of Municipal
Clients which includes LSL’s most significant engagements conducted within the last three (3)
years that are similar to the engagement described in this request for proposal, including local
agencies with 50,000 or more population and $100 million or more in general governmental
revenues.
D. PEER REVIEW
Our firm has participated in the AICPA Peer Review Program since its inception. All our peer
reviews have covered specific governmental engagements and have received pass ratings. Our
most recent peer review conducted by Spafford and Landry CPAs is provided on the following
pages.
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E. DESK REVIEW / DISCIPLINARY ACTION
There have been no disciplinary actions against our organization since its inception. There have
been no litigations against our firm in the past three (3) years. Our Single Audit reports are desk
reviewed either by the federal cognizant agency or the State Controller’s Office acting as the
Oversight Agency. LSL has never had a report rejected by any of these agencies and is highly
regarded and recognized by the staff of the State Controller’s Office for top-quality reports.
4. Partner, Supervisory and Staff Qualifications and Experience
ORGANIZATIONAL CHART OF PRINCIPAL STAFF
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Engagement Partners
Christian Townes, CPA
Engagement Partner
Christian has dedicated over 12 years to public accounting, with a
focus on governmental services and auditing, including federal grant
compliance. She has a strong background in navigating the
complexities of GASB regulations, ensuring compliance and accuracy
in financial processes. Additionally, Christian specializes in Single
Audit planning and execution, along with a strategic approach to audit
processes. She excels in evaluating and performing Single Audit-
specific requirements, including major program determination, audit
sampling, and reporting on the compliance of internal controls. As a
Partner in LSL’s Government Services, Christian takes the initiative to
work closely with her clients, troubleshooting their difficulties and
developing the best processes that fit their needs.
Ryan Domino, CPA
Concurring Partner
Ryan Domino has a strong technical focus and specializes in
governmental accounting and auditing. He currently serves as a
technical reviewer for the Government Finance Officers Association
(GFOA) and regularly presents at our firm’s annual GASB Update and
at CSMFO’s chapter meetings where he presents and trains on the
latest GASB pronouncements. Ryan is an expert on Single Audit
planning and execution and holds advanced certification from the
AICPA. Ryan provides our clients with a competitive advantage as a
member of GFOA’s Special Review Committee for the Award for
Excellence in Financial Reporting and able to provide valuable insights
and recommendations to help organizations achieve excellence in
financial reporting.
ENGAGEMENT TEAM RESUMES
Team resumes are available in Appendix B – Engagement Team Resumes, which details the
position of each team member in the firm, their educational background, and their years and
types of experience. The resumes also provide information on relevant continuing education
completed by the team members during the past three years. Proposed team members will be
available for ninety (90) days from the proposal due date. LSL will promptly notify the City of any
changes in key personnel prior to award.
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CONTINUING EDUCATION
At LSL, we strongly emphasize professional development and continuing education to ensure
that our team members are up to date on the latest developments in governmental accounting
and auditing. As a firm policy, all LSL government staff are required to complete a minimum of
40 hours of continuing education every year, with at least 24 hours in governmental accounting
and auditing in a two-year period.
LSL offers a range of training courses and seminars to keep both clients and
staff informed and prepared in governmental accounting and auditing with continued
support throughout. We regularly lead instructional sessions and learning opportunities in
financial-reporting, internal control risk assessments, and GASB update for the latest guidance,
information and ideas that impact your industry. These opportunities are made available through
our firm to the City for training or continuing professional education credits. Some of the topics
include:
• Uniform Guidance (UG) Updates
• GASB Updates
• Addressing Staffing Challenges
• ERP Implementation Panel
• Back to Basics Series:
o GASB 101: Compensated
o Absences
o Capital Assets
o Bank Reconciliations
o Pension & OPEB
o Accounts Receivable
o A/P, Accrued Liabilities, and Long-Term Debt
o Leases & SBITAS
• For upcoming webinars, please visit: https://lslcpas.com/
Staff Continuity
To ensure the quality of our staffing, we have established firm policies that prioritize the continuity
of engagement teams, except in cases where an employee has left the firm or has been
promoted. In the event of any changes in staffing at the Manager position and above, LSL will
first seek written permission from the City.
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Federal Granting Agency AL #Name of Program
U.S. Department of Agriculture 10.557 Special Supplemental Nutrition Program for Women, Infant, and Children
U.S. Department of Housing & Urban Development 14.195 Section 8 Housing Assistance Payment Program
U.S. Department of Housing & Urban Development 14.218 Community Development Block Grants/Entitlement Grants
U.S. Department of Housing & Urban Development 14.228 Community Development Block Grants/State's program and Non-Entitlement
Grants in Hawaii
U.S. Department of Housing & Urban Development 14.239 HOME Investment Partnerships Program
U.S. Department of Housing & Urban Development 14.856 Lower Income Housing Assistance Program Section 8 Moderate Rehabilitation
U.S. Department of Housing & Urban Development 14.871 Section 8 Housing Choice Vouchers
U.S. Department of Transportation 20.106 Airport Improvement Program
U.S. Department of Transportation 20.205 Highway Planning and Construction
U.S. Department of Transportation 20.507 Federal Transit Formula Grants
U.S. Department of Treasury 21.019 Coronavirus Relief Fund (CRF)
U.S. Department of Treasury 21.027 Coronavirus State and Local Fiscal Recovery Funds (SLFRF)
U.S. Environmental Protection Agency 66.458 Capitalization Grants for Clean Water State Revolving Funds
U.S. Department of Health and Human Services 93.563 Child Support Enforcement
U.S. Department of Health and Human Services 93.667 Social Services Block Grant
U.S. Department of Health and Human Services 93.676 Unaccompanied Alien Children Program
U.S. Department of Health and Human Services 93.778 Medical Assistant Program - Medicaid Cluster
U.S. Department of Homeland Security 97.036 Disaster Grants- Public Assistance (Presidentially Declared Disasters)
U.S. Department of Homeland Security 97.067 Homeland Security Grant Program
Quality of Staff Assurance
LSL is committed to providing the City with a stable and experienced team that is dedicated to
delivering a high-quality audit and exceptional service. We understand the importance of
maintaining a strong and reliable team throughout the engagement, and we will work closely
with the City to ensure that any staffing changes are handled with minimal disruption to the
continuity of the engagement.
GFOA AWARD PROGRAM
LSL understands the significance of obtaining and maintaining the Certificate of Excellence in
Financial Reporting from the GFOA. We have prepared financial statements and footnote
disclosures for many of our local government clients who have received this award. Our
governmental partners, managers, and seniors are closely involved in the preparation of these
reports. Clients currently receiving the GFOA award are also noted in Appendix A – Current
List of Municipal Clients.
SINGLE AUDIT EXPERIENCE
Our firm has extensive experience in performing Single Audits for local government agencies
under the requirements of Title 2 U.S. Code of Federal Regulations (CFR) Part 200, Uniform
Administrative Requirements, Cost Principles, Audit Requirements of Federal Awards (Uniform
Guidance), and the United States Office of Management and Budget (OMB). Appendix A –
Current List of Municipal Clients also includes a list of government audit clients for which a
Single Audit has been performed in the last fiscal year. Additionally, the table below highlights
recent examples of federal programs audited by LSL.
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ADDITIONAL RESOURCES
The LSL team is comprised of top talent within the industry with comprehensive experience
beyond governmental audit, accounting, and advisory services. When you partner with LSL, you
gain access to the experience, knowledge, and resources of our entire team, including our
consulting and technology teams. We are committed to helping finance departments thrive by
providing the guidance, tools, and services that foster lifelong success for your finance team.
We encourage our clients to tap into our full professional team of industry and product experts
for your full-service consulting and staffing.
Financial & Compliance
Audits
Consulting, Staffing &
Training
ERP &
Other Technologies
Kelly Telford, CPA
Consulting Partner
Kelly is a respected leader in public finance and is known for being a
change agent and thought leader in organizational strategy. She has
developed her expertise in public and local government accounting and
auditing, financial forecasting, budget development, public utilities,
investment management, grant management, human resources, and
information technology. She has taught classes for GFOA and CSMFO
and has presented at annual conferences for GFOA, CSMFO and
GFOAA. She has previously served as Finance Director for the cities
of Costa Mesa and Seal Beach as well as the Los Angeles Community
Development Agency. Kelly has a proven track record of helping
agencies identify operating inefficiencies assisted in departmental
reorganizations, identify internal control challenges, completing year-
end close procedures, and serving as an outsourced Finance Director.
Her practical recommendations are instrumental in helping our team
and our clients achieve a high-quality and efficient audit while providing
valuable feedback for organizational improvements.
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5. Similar Engagements with Other Government Entities
A. MOST SIGNIFICANT ENGAGEMENTS
City of Burbank
Contact Craig Wood, Deputy Finance Director
Telephone (818) 238 - 5500
Dates of Service 2012 - Present
Total Staff Hours 750
Engagement Partner Brandon Young
Scope Audit of the City’s ACFR; Housing Co Audit; Citywide Cash
Handling Audit; EMS Membership Program; Burbank
Airport; Tennis Center; AUP: Ambulence, BUSD, TPT;
Burbank TOT; Feature Parking TPT Audit; Starlight Bowl
AUP; Utility User’s Tax; Golf Course Audit; Franchise Fees;
Oracle; Burbank Housing Corp
City of Santa Monica
Contact Steve Gomez, MBA, CPA
Telephone (310) 458 - 8272
Dates of Service 2016 - Present
Total Staff Hours 800
Engagement Partner Ryan Domino
Scope Audit of City’s ACFR receiving the GFOA award; Single Audit;
compliance audit of the City’s Housing Successor; compliance
audit of the City’s Air Quality Management District revenues
and expenditures; audit of the “Big Blue Bus” Enterprise Fund,
National Transit Database (NTD) AUP; REAC submission, and
application of AUP of City’s GANN Limit calculation
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City of Pasadena
Contact Matthew E. Hawkesworth, Director of Finance
Telephone (626) 744 - 4355
Dates of Service 2015 – 2019; 2023 – Present
Total Staff Hours 800
Engagement Partner Brandon Young
Scope Audit of the City’s ACFR which receives the GFOA award, in
accordance with GASB. Audit and preparation of financial
statements for the City’s Discretely Presented Component
Units, the Rose Bowl Operating Company, the Pasadena
Center Operating Company, the Pasadena Community Access
Corporation and Single Audit in accordance with OMB Uniform
Guidance. Review and issue a report on the calculation of the
City’s Appropriations Limit (GANN), as required by Article XIIIB
Section 1.5 of the California Constitution
County of Yolo
Contact Chad Rinde, Chief Financial Officer
Telephone (707) 648 - 5433
Dates of Service 2019 – Present
Total Staff Hours 800
Engagement Partner Ryan Domino
Scope Audit of the County’s ACFR receiving the GFOA award; Single
Audit; audit of County’s Treasury, GASB 68 and 75 Employer
Allocation Schedules
County of Placer
Contact Nicole Howard, Auditor-Controller
Telephone (530) 889 - 4210
Dates of Service 2024 - Present
Total Staff Hours 1400
Engagement Partner Christian Townes
Scope Audit of the County’s ACFR receiving the GFOA award; Single
Audit; REAC AUP Submisson; First 5 COmmission Audit,
Western Placer Waste Management Authority Audit, GANN
Limit AUP, Golden Sierra Job Training Agency Audit & SIngle
Audit, Placer Mosquito Vector Control Audit, Placer County
Treasury Review Panel
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B. CLIENT REFERENCES
City of Irwindale
Contact Kambiz Borhani, Finance Director
Telephone (626) 430 - 2222
Address 5050 N Irwindale Ave., Irwindale, CA 91706
Dates of Service 2012 – Present
Total Staff Hours 350
Engagement Partner Ryan Domino
Scope Audit of the City’s ACFR, which receives the GFOA Award;
Single Audit; AUP over the City’s Gann Limit; Housing
Successor FS Audit; Mining Tax AUP; Irwindale Community
Foundation Audit; State Controller’s Report; Redevelopment
City of San Marino
Contact Mark Siegfried, Accounting Manager/Controller
Telephone (626) 300-0704
Address 2200 Huntington Dr., 2nd Floor, San Marino, CA 91108
Dates of Service 2011 – Present
Total Staff Hours 350
Engagement Partner Ryan Domino
Scope Audit of an Annual Comprehensive Financial Report (ACFR)
which receives the GFOA award; Single Audit; performed
agreed-upon procedures over the City’s GANN Limit
calculation; performed agreed-upon procedures over the City’s
Investment and Transfer
City of Woodland
Contact Kimberly McKinney, Admin Services Director
Telephone (530) 661-5849
Address 300 First Street, Woodland, CA 95695
Dates of Service 2020 - Present
Total Staff Hours 650
Engagement Partner Christian Townes
Scope Audit of the City’s ACFR, Single Audit, compliance audit of the
Woodland Financing Authority Audit, compliance audit of the
Woodland Davis Clean Water Agency Audit, and performed
agreed-upon procedures over the City’s GANN Limit
calculation
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City of Rancho Cucamonga
Contact Tamara Oatman, Finance Director
Telephone (909) 477 - 2700
Address 10500 Civic Center Dr., Rancho Cucamonga, CA 91730
Dates of Service 2011 – Present
Total Staff Hours 750
Engagement Partner Christian Townes
Scope Audit of an Annual Comprehensive Financial Report (ACFR)
which receives the GFOA award; Compliance audits of the
City’s AQMD, Fire District, and Housing Successor funds;
Single Audit over the City’s federal award programs; prepared
the basic financial statements for the ACFR, AQMD fund, Fire
District, and Housing Successor fund; performed agreed-upon
procedures over the City’s Gann Limit calculation; and
prepared the City’s and Fire District’s respective Financial
Transactions Reports for the State Controller’s Office
City of Vallejo
Contact Rekha Nayar, Director of Finance
Telephone (707) 648 - 5433
Address 555 Santa Clara Str., Vallejo, CA 94590
Dates of Service 2019 - Present
Total Staff Hours 750
Engagement Partner Christian Townes
Scope Audit of the City’s ACFR, which receives the GFOA award;
Single Audit; performance of agreed-upon procedures over the
City’s GANN limit; Housing Authority financial statement audit
and related REAC report; compliance audits for Measure B/V
and Measure P
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6. Specific Audit Approach
OUR UNDERSTANDING OF THE SCOPE OF WORK
LSL understands that the City of Diamond Bar is seeking a qualified firm to perform the City’s
financial audit and related services, consisting of the following final financial and compliance
reports:
• City’s Financial Audit
• City GANN Limit Report
• State Controller’s Report
• Single Audit
• Tri-annual Safe and Clean Water Program Audit
Government Auditing Standards
LSL understands its responsibilities to perform audits and issue opinions on the City’s financial
statements as well as its fair presentation. Our financial audits are performed in accordance with
the Generally Accepted Government Auditing Standards (GAGAS) issued by the Comptroller
General of the United States, and our Single Audits are performed in accordance with the
requirements of the Uniform Guidance. We will also evaluate the City's internal control system
and provide recommendations for growth and improvement.
PROJECT MANAGEMENT METHODOLOGY
The LSL team holds itself to a high standard for timely delivery and effective communication of
key milestones. We understand the importance of being responsive and communicative with our
clients, and we are committed to being available on a day-to-day basis to address any questions
or concerns that may arise throughout the engagement. Areas of concern and potential findings
will be communicated to the City as soon as they are discovered to mitigate any surprises
throughout the audit.
At the beginning of the engagement, we will hold a planning meeting with you to determine the
timeline, expectations, and desired outcome of the agreement on the issuance of financial
statements. Throughout the process, we will have periodic meetings with you to provide updates
and discuss progress. Upon award of contract and per the City’s requested timeline, LSL will
work closely with the City to develop an audit plan and timeline to ensure compliance and timely
deliverables.
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As part of the Scope of Work and time requirements, we assume that the City will provide all
necessary information needed to complete the financial statement and single audits. We will
proactively identify and communicate any pending information from the City that could hinder
our ability to complete the objectives of the engagement in a timely manner. Our team at LSL is
highly equipped to manage the project workload efficiently. Collectively, the assigned team
brings decades of experience in public accounting and auditing. We are confident in our ability
to devote sufficient time and resources to this project and ensure its successful completion.
QUALITY MANAGEMENT SYSTEM
LSL’s Quality Management System fully complies with the AICPA's Statement of Quality
Management Standards No. 1 and showcases our unwavering commitment to excellence in
audit and assurance services. Designed to meet and exceed industry standards, our framework
integrates robust risk management, ethical compliance, and continuous improvement across
every engagement. With clear policies for governance, client relationships, resource allocation,
and performance monitoring, our system empowers every team member to deliver reliable,
high-quality results. By fostering a culture of transparency, accountability, and innovation, LSL
ensures clients receive exceptional service and peace of mind, backed by proven processes
and a dedication to quality at every level.
PROPOSED WORK PLAN
At LSL, we use a governmental audit program that will be tailored to the City’s operations to
accommodate its specific circumstances and organizational structure. LSL’s audit programs are
organized by financial statement category, which we believe is the most effective and efficient
approach to substantially reduce the risk of omitting important procedures. Our approach is
designed to increase audit efficiency by linking financial statement assertions, audit objectives,
and procedures that are basic to most governmental audit engagements.
PROPOSED SEGMENTATION
Our audit services will be divided into the three succeeding segments:
Segment 1 – Planning and Obtaining an Understanding
Segment 2 – Financial Audit Testing
Segment 3 – Conclusion
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Segment 1 – Planning and Obtaining an Understanding
LSL will provide an annual audit communication letter, engagement letter, and Government Audit
Quality Center Information letter. The audit communication letter is to be provided to the City
Council and/or Board of Directors and can be communicated orally to those charged with
governance, if requested, where we will discuss planning stages, responsibilities of the City
Council and/or Board of Directors, Auditors, and Management, and provide an opportunity to
communicate with us as the auditors.
An entrance conference will be scheduled prior to the agreed-upon week of interim testing to
ensure that the audit process is as seamless as possible. Discussions in this meeting include,
but are not limited to, an understanding of reports and key milestones for deliverables, prior audit
reportable conditions and issues, and “Prepared by Client” (PBC) schedules.
A trial balance is requested for our planning meeting to assist the LSL team in obtaining
knowledge of economic conditions, industry elements, and new standards that may affect the
City. We will compile a list of PBC items based on our review of the prior year's financial
statements and the gathered information that will be provided to the City one month prior to
testing or earlier if requested. We operate on a paperless software system and provide a secured
cloud-based portal for all clients. The City will have a separate folder that can be customized to
organize, and upload requested schedules, support documents, etc.
After interim testing, we will hold an exit meeting to discuss potential weaknesses, if any, and
provide feedback for improvements or valuable information gathered from any outside clientele
that would benefit the City.
Segment 2 – Financial Audit Testing
Based on the information gathered thus far, we will utilize a customized audit program based on
the risk assessment developed during our assessment of the City’s internal controls and
Government Auditing Standards. The primary benefit of a tailored program is a focused set of
procedures to address relevant areas. We believe that this approach is both effective and
efficient and is critical to compliance with other material laws and regulations.
We will annually compile another customized PBC list for the year-end testing provided at least
one month prior or earlier if requested. We will request trial balances from the City for our
analytical review to be provided one week before testing is scheduled to commence. Year-end
testing will include testing of the balance sheet, revenue and expenditures accounts,
confirmation of selected balances, analytical procedures, evaluation of the internal controls, and
preparation of reports and letters.
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Segment 2
Year-end Testing will
begin in October or
earlier, if possible.
Exit Conference will
be held on the last day
of fieldwork.
*Fieldwork to be
conducted remotely
Entrance
Conference will be
held before interim
begins.
Segment 1
Interim Testing will
begin in March – April.
November
Segment 3
Draft Audit Letters
and Other Reports
will be provided to
the City by
November 15th.
Final ACFR Report
and Approval will be
delivered no later than
December 15th.
Delivery of Financial
Statements and
Presentation of
Financials - LSL will
be available as
requested to present
the results of the
financial audit.
December October March/ April
Segment 3 – Conclusion
Based on our year-end exit meeting we will discuss a plan to finalize the financial statements
according to the timetable of the City. We will schedule dates for the initial and final drafts
including time for LSL’s and the City’s review and approval of the financial statements. This
period will also account for review by the engagement partner and quality assurance partner.
After the review and receipt of the signed Representation Letter from the City, LSL will provide
a final report by mid-December of each year. A sample timeline is provided below displaying the
key stages of the audit and deliverables.
PROJECT SCHEDULE
LSL assumes under the time requirements that the City will have closed its books and will
present the LSL team with general ledger balances that are auditable prior to the start of
fieldwork.
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LEVEL OF STAFF ASSIGNED AND NUMBER OF HOURS TO BE ASSIGNED
*Hours proposed are for one (1) major program.
AUDIT SAMPLING
For tests of controls, we use audit sampling. Tests of controls are procedures directed towards
determining the effectiveness of the design or operation of an internal structure policy or
procedures. Audit sampling is typically used for tests of controls and compliance that involve the
inspection of documents and reports indicating the performance of the applicable policy or
procedures and compliance with the applicable laws and regulations. Sample sizes vary based
on the population and risk-based calculations.
Segment/Task
Partners/
Director Manager Senior Staff Total
City's Financial Audit
Interim test work 4 10 25 80 119
Year-End test work 0 5 35 110 150
Report/Review/Supervision 12 35 40 0 87
Subtotal 16 50 100 190 356
City GANN Limit Report
Test work 0 0 0 1 1
Report/Review/Supervision 0 1 1 0 2
Subtotal 0 1 1 1 3
State Controller's Report
Report/Review/Supervision 0 1 25 0 26
Subtotal 0 1 25 0 26
Single Audit*
Test work 0 0 6 18 24
Report/Review/Supervision 2 4 2 2 10
Subtotal 2 4 8 20 34
Safe and Clean Water Program Audit
Test work 0 0 80 0 80
Report/Review/Supervision 4 15 10 0 29
Subtotal 4 15 90 0 109
TOTAL PROPOSED HOURS:22 71 224 211 528
TOTAL PROPOSED HOURS
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ELECTRONIC DATA PROCESSING SOFTWARE & AI TECHNOLOGY
LSL is always at the forefront of technology and finding ways to increase efficiency in our audits.
Our goal is to effectively streamline the audit process to make the burden of an audit easier on
our clients and ease any technical disagreements.
Caseware
At LSL, we partner with and utilize Caseware to perform our audits and retain electronic
workpapers and supporting documentation in a fully cloud-based platform. During our
preparation of the ACFR, all financial statements and schedules are linked to Caseware and
audit documentation, ensuring accuracy and consistency with City records and eliminating the
risk of manual errors.
LSL Caseware Cloud Portal
Our web-based portal system provides clients with the ability to securely share information in a
user-friendly platform. Integrated with Caseware OnPoint Collaborate, this state-of-the-art tool
enhances collaboration in accounting and auditing. It enables direct communication with clients
throughout the audit process for feedback exchange and tracks activities such as audit requests,
client uploads, and progress. Access to the secure hub can be restricted to relevant individuals.
This tool eliminates the necessity of sending sensitive documents via email and client
dashboards are customizable to meet specific needs.
Data Extraction & Audit Analytics
We believe software is only as effective as those who know how to use it. That's why we train
all our staff and incorporate the use of Caseware Analytics AI and IDEA into our audit
approach. These two complement each other to create a risk-based transaction analysis tool.
We utilize them to scan transaction sets, identify exceptions warranting further investigation, and
provide additional assurances to our clients. These tools offer users a high-level summary and
reduce time spent in transaction analysis by automatically performing multiple tests on the entire
transaction set. They assist in identifying duplicate payments, high-risk journal entries, and
developing expectations for analytical procedures used during the audit.
Experience With ERP Systems
Many of our clients have updated their system software with new Enterprise Resource Planning
(ERP) systems over the years. We make ourselves available for questions and
recommendations, including assistance with the vendor selection process. Our clients' transition
to more sophisticated ERP systems has allowed us to gain a better understanding of each
system and its unique capabilities.
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We often obtain read-only access to our clients’ software and can work directly within the system.
This allows us to provide useful observations and recommendations regarding internal controls
and facilitates efficient audit test work. Some of the ERP and Property Tax Systems we have
extensive experience with include Tyler Technologies (Munis, New World, Eden, Incode),
One Solution, Oracle, SAP, Infor, Megabyte, and more.
TYPE AND EXTENT OF ANALYTICAL PROCEDURES
For the audits of the financial statements, we will use analytical procedures as an overall review
of the financial information in the preliminary and final stages of the audits. These procedures
are designed to assist us in planning our audits and in assessing the propriety of the conclusions
reached and evaluating the overall financial statement presentation.
The procedures to be utilized consist of determining expectations for changes to significant
revenue, expenditure, and balance sheet accounts, reading the financial statements and related
notes, reviewing the budget and related material, and focusing on overall relationships within the
financial statements.
Once determined, these are reviewed to evaluate if the changes appear reasonable or require
further analysis. For all significant differences, explanations are obtained as to why the situation
occurred and additional substantive procedures may be applied, and related evidence is
gathered to resolve concerns and questions.
LSL’S APPROACH TO UNDERSTANDING THE CITY’S INTERNAL CONTROL STRUCTURE
LSL will perform procedures as required by SAS 122-125 to obtain an understanding of the City
and its environment along with assessing the risks of material misstatements in order to gain
insight into the internal control structure over the financial statements. Our review will
encompass various areas such as financial reporting, cash, revenues and receivables, utility
billing, expenses, accounts payable, payroll, capital assets, long-term debt, and grant reporting.
We will issue a management letter (SAS 115 Letter) that identifies any significant deficiencies
and/or material weaknesses found as required by the Government Auditing Standards.
Our process is to obtain and review the City’s annual budget book, organizational charts,
standard operations procedures, manuals, policies, or other written documentation to identify
processes and controls for critical transaction cycles. As much as is possible, we attempt to
gather the data from the City’s publicly available documents prior to beginning the audit to reduce
the workload of the City’s audit staff. Additionally, during Segment 1 of the audit, LSL will conduct
interviews with the management of finance and responsible parties of each audit section to
understand the processes and controls through observation and discussions. We will also
perform sampling transactions as part of a “walk-through” process to verify that the system of
control is functioning as per the policies and procedures.
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DETERMINING LAWS AND REGULATIONS SUBJECT TO AUDIT TEST WORK
The Laws and Regulations that will be subject to audit test work are determined by the applicable
laws, regulations, contracts, and grant agreements which we identify through the understanding
we obtain of the City and our extensive experience with other governmental entities.
DRAWING AUDIT SAMPLES FOR COMPLIANCE
The sampling procedures test the operating effectiveness of an internal control structure policy
or procedure by determining how the policy or procedure was applied, the consistency with which
it was applied during the audit period, and by whom it was applied. We will draw samples for
disbursements, receipts, and payroll when applicable. Each document selected will be tested for
various attributes that are designed to verify compliance with different aspects of internal controls
and applicable laws and regulations. Additionally, each sample item will be tested for coding to
the proper accounts and posting to the general ledger.
WORKING PAPER RETENTION AND ACCESS
All working papers and reports will be retained at LSL’s expense for a minimum of seven (7)
years unless otherwise notified in writing by the City of the need to extend that retention period.
Upon written request, we will make working papers available to parties designated by the City.
Furthermore, we will respond to the reasonable inquiries of successor auditors and allow
successor auditors to review working papers relating to matters of continuing accounting
significance.
7. Identification Anticipated Potential Audit Problems
Outside of the complexities that arise with the implementation of GASB pronouncements, LSL
does not anticipate any audit problems or conflicts in the performance of the services requested
in this RFP. Our approach is to partner with our clients to provide information, training, and the
resources necessary to successfully implement any new changes in accounting principles.
As mentioned previously, LSL assumes that the City will provide all necessary information to
complete the financial statement and single audits. The LSL assigned to this engagement will
help identify and communicate any pending information needed from the City that may hinder
the engagement's objectives and timely completion. Additionally, LSL assumes that the City will
have closed its books and present auditable general ledger balances.
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LSL Highlights: Awards & Values
LSL is a multi-location firm with formidable resources that provides a personal feel and hands-
on client experience.
ACCOUNTING TODAY REGIONAL LEADER
LSL has again been recognized as an Accounting Today Regional
Leader in 2025. The list ranks the top CPA firms that have shown
exceptional growth, embraced technology, and who ‘think outside
the box’ when providing solutions.
INSIDE PUBLIC ACCOUNTING AWARD
LSL is honored to be recognized among the Top 300 accounting firms in the
nation by INSIDE Public Accounting! Each year, IPA ranks CPA firms based
on net revenue, and LSL proudly advanced from #220 in 2024 to #201 in 2025.
Our fantastic team and the trust of our valued clients are the driving force
behind this upward momentum and continued growth.
BEST OF ACCOUNTING AWARD
LSL has consistently secured the ClearlyRated Best of Accounting award since
2019. This exclusive program awards accounting firms who demonstrate high-
level service of excellence within the accounting industry and solely leverages
statistically validated survey responses from our clients.
OUR CORE VALUES
Our values weren’t decided on by management and handed down. Every member of the LSL
team worked together to share what values matter most to us. From there, we came up with the
following five core values that embody how we approach each other, our work, and our clients.
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Appendix A – Current List of Municipal Clients
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olum Client Name Client Class Contact Person Services Years Phone
*Barstow M Sydnie Harris A1, A2 11 760-255-5115
Big Bear Fire Authority S Kristin Mandolini A1 9 909-866-5831
*Big Bear Lake M Kelly Ent A1 27 909-866-5831
*Brea M Monica Lo A1, A2 13 714-990-7600
*Burbank M Heidi Okimoto A1, A2 15 818-238-5500
*Butte County C Graciela Gutierrez A1, A2 1 530-552-3600
Canyon Lake M Aaron Brown A1, A2 30 951-244-2955
*Carlsbad M Zach Korach A1, A2 3 760-602-2430
*Cathedral City M Kevin Biersack A1, A2 15 760-770-0378
*Chino Hills M Nicole Lugotoff A1, A2 28 909-364-2648
*Citrus Heights M Alberto Preciado A1, A2 6 916-272-4776
*Citrus Heights Water District S Annie Liu A1 4 916-735-7703
*Coachella Valley Water District S Karla Romero A1, A2 12 760-398-2651
*Culver City M Lisa Soghor A1, A2 1 310-253-6016
*Dana Point M Sheryl Mariano A1 1 949-248-3516
*Diamond Bar M Jason Jacobsen A1, A2 15 909-839-7051
*Downey M Francesca Navarro A1, A2 11 562-904-7265
Duarte M Angela Chiaromonte A1 1 626-357-7931
Durham Mosquito Abatement District S Anita Weinreich A1 1 530-518-0364
*East Bay Municipal Utility District S Melody Wang A1, A2 6 510-287-0280
*Eastern Municipal Water District S Wilma Garriz A1, A2 4 951-928-3777
El Dorado County C Alison Winter A1, A2 1 530-621-6729
*El Toro Water District S Vishav Sharma A1 1 949-599-2504
*Fullerton M Toni Smart A1, A2 4 714-738-6522
*Galt M Cindy Nguyen A1 7 209-366-7150
Grand Terrace M Christine Clayton A1, A2 11 909-824-6621
Inglewood M Sharon Koike A1, A2 10 310-412-5257
*Irwindale M Lori Svet A1 30 626-430-2200
Kress T Johnny Taylor A1 1 806-994-5051
*La Quinta M Claudia Martinez A1, A2 1 760-777-7055
*Laguna Beach M Shannon Espinoza A1 1 949-497-0319
Livingston M Happy Bains A1 4 209-394-8041
*Lodi M Chia Lor A1, A2 2 209-269-4638
*Lompoc M Christie Donnelly A1, A2 4 805-875-8283
*Malibu M Renee Neerman A1 21 310-456-2489
*Manhattan Beach M Julie Bondarchuk A1 15 310-802-5564
*Mesa Water District S Anthony Phou A1 3 949-574-1022
*Monrovia M Buffy Bullis A1, A2 24 626-932-5513
Monterey Peninsula Airport District S Mark Wilson A1, A2 6 831-648-7000
*Napa M Rajneil (Raj) Prasad A1, A2 1 707-257-9698
Nevada City M Stephen Erlandson A1 1 530-265-2496
*Nevada County C Gina Will A1 1 530-265-1580
*Newark M Krysten Lee A1, A2 6 510-578-4288
*Oceanside M Jill Moya A1, A2 16 760-435-3887
Orange M Trang Nguyen A1, A2 2 714-744-2251
Orchard Dale Water District S Ron Richard A1 6 562-941-0114
Current List of Municipal Clients
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Professional Auditing Services
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*Palm Desert M Veronica Chavez A1, A2 8 760-346-0611
*Pasadena M Armine Trashian A1, A2 12 626-744-4000
*Placer County C Debbie Chan A1, A2 1 530-889-4180
*Rainbow Municipal Water District S Rick Aragon A1 5 760-728-1178
*Rancho Cucamonga M Caroline Cruz-Contreras A1, A2 47 909-774-2434
Rolling Hills M Robert Samario A1 16 310-377-1521
*Rosemead M Maria Teresita Anson A1, A2 7 626-569-2146
*Roseville M Kyle Horton A1, A2 4 916-774-5526
*Sacramento Transportation Authority S Dustin Purinton A1 2 916-323-0894
*San Bernardino Municipal Water Department S Cynthia Mouser A1, A2 6 909-453-6010
*San Clemente M Jacob Rahn A1, A2 7 949-361-8360
*San Joaquin Council of Governments S Lynette Castle A1, A2 6 209-235-0454
*San Marino M Hillary Guirola-Leon A1, A2 32 626-300-0708
*Santa Monica M Steve Gomez A1, A2 9 310-458-8272
*Shasta County C Nolda Short A1 1 530-245-6657
*South Coast Air Quality Management District S Susanna Leung A1, A2 2 909-396-2623
Stanislaus Council of Governments S Jean Foletta A1 1 209-525-4891
Sutter County C Nathan Black A1, A2 6 530-822-7127
*Three Valleys Municipal Water District S Jose Velasquez A1 17 909-626-5568
*United Water Conservation District S Brian Zahn A1 2 805-695-3870
*Vacaville M Ken Matsumiya A1, A2 5 707-449-5180
*Vallejo M Rekha Nayar A1, A2 6 707-648-5433
*West Sacramento M Becky Robertson A1, A2 2 916-617-4584
Woodland M Kimberly McKinney A1 5 530-661-5849
Yolo County C Tom Haynes A1, A2 6 530-666-8162
*Yorba Linda Water District S David Christian A1 3 714-961-7140
C - California County
S - California Special District or Other Government
T - Texas Municipality (City)
A1 - Audit Under Government Auditing Standards
A2 - Single Audit Act Engagement
* Participated in the GFOA Award Programs and has received or anticipates receiving outstanding awards
Client Codes:
M - California Municipality (City)
Service Codes:
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Appendix B – Engagement Team Resumes
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Christian Townes, CPA
ENGAGEMENT PARTNER
ACHIEVEMENTS
With over 12 years of experience in public accounting, Christian brings a
strong focus on governmental services and auditing, including federal grant
compliance. She has a strong background in navigating the complexities of
GASB regulations, ensuring compliance and accuracy in financial processes.
Additionally, she specializes in Single Audit planning and execution and
excels in evaluating requirements, including major program determination,
audit sampling, and internal control compliance.
CONTINUING EDUCATION
As a firm policy, all LSL government staff are required to complete a minimum
of 40 hours of continuing education every year, with at least 24 hours in
governmental accounting and auditing in a two-year period. Christian meets
the requirements for Government Auditing Standards in governmental CPE.
EXPERIENCE
She has performed all phases of our government audits, including special
districts, ACFR audits, and Single Audits.
Her work has entailed:
Assisting in the preparation of the Annual Comprehensive Financial
Report
Performing analytical and substantive audit procedures on account
balances
Planning the nature, timing, and extent of procedures involved in the
audit process audits in accordance with the provisions of Government
Auditing Standards and the provisions of the Single Audit Act and the
Uniform Guidance
Assisting clients with the preparation and review of GASB related
journal entries, including implementation of GASB 87 and 96.
MEMBERSHIPS
AICPA, GFOA, CSMFO
EDUCATION
Bachelor of Science in Accounting with a minor in Economics –
The College at Brockport, State University of New York
A.S. in Business Administration – Genesee Community College
LICENSES &
CERTIFICATIONS
Certified Public Accountant
New York
California
AICPA Advanced
Single Audit Certificate
ENGAGEMENTS
Bay Area Clean Water Agencies
City of Citrus Heights
City of Diamond Bar
City of Dixon
City of Escalon, TDA
City of Galt
City of Inglewood
City of Lathrop, TDA
City of Lodi
City of Lodi, TDA
City of Manhattan Beach
City of Ripon, TDA
City of Shafter
City of Stockton, TDA
City of Tracy, TDA
City of Vacaville
City of Vallejo
County of Butte
County of El Dorado
County of Nevada
County of Placer
County of Sutter
DSRSD-EBMUD Recycled Water
Authority
East Bay Municipal Utility District
Freeport Regional Water Project
Monterey One Water
Sacramento Transportation Authority
San Joaquin COG
San Joaquin Rail Commission, TDA
San Joaquin Transit District, TDA
San Joaquin County, TDA
Stanislaus Council of Governments
Sutter County
Upper Mokelumne River Watershed
Authority
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 30
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Program Sponsor Completed
2025 Government Workshop Series LSL CPAs 09/09/2025
2025 Government Workshop Series LSL CPAs 09/09/2025
2025 Government Workshop Series LSL CPAs 09/02/2025
2025 Government Workshop Series LSL CPAs 09/02/2025
2025 Government Workshop Series LSL CPAs 08/12/2025
2025 Government Workshop Series LSL CPAs 08/12/2025
Quality Management Standards Becker Professional Education 05/13/2025
Quality Management Standards Becker Professional Education 05/13/2025
Quality Management Standards Becker Professional Education 05/13/2025
Single Audit Training - 01/24/2025 LSL CPAs 01/24/2025
Back to Basics | Grants from A-Z LSL CPAs 09/24/2024
Government Year-End Training 8/8/24 (Webinar)LSL CPAs 08/09/2024
Back to Basics: Mastering AR Reconciliations for Year-End LSL CPAs 07/16/2024
Back to Basics | Pension & OPEB for Beginners LSL CPAs 07/10/2024
Back to Basics | Leases & SBITA Accounting: Year Two & Beyond LSL CPAs 06/18/2024
2023 Yellow Book Update Becker Professional Education 08/22/2023
Yellow Book and Single Audit Update - 2023 Becker Professional Education 08/16/2023
2023 Fraud Update Becker Professional Education 08/11/2023
Annual GASB Update - 2023 Becker Professional Education 08/10/2023
Professional Judgment in Audit Becker Professional Education 08/09/2023
2023 Uniform Guidance Update Becker Professional Education 08/03/2023
2023 Govt. Year-End Training - Time Management (Level 1)LSL CPAs 06/30/2023
2023 Govt. Year-End Training - Communication Skills/Audit Documentation (Level 1) LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Financial Statements (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Revenue & Receivables (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - People Management (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Payroll (Level 2)LSL CPAs 06/28/2023
2023 Govt. Year-End Training - GASB 100 LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Expenditures & Payables (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Year-End Expectations LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Audit Documentation (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Basics of Government LSL CPAs 06/26/2023
2023 Govt. Year-End Training - Inventory and YE Expectations LSL CPAs 06/26/2023
2023 Govt. Lunch & Learn! Long-term Debt LSL CPAs 06/16/2023
2023 Govt. Lunch & Learn! Cash and Investments LSL CPAs 06/02/2023
2023 GASB Update: The Age of Enlightenment (for finance departments!)_LIVE LSL CPAs 05/04/2023
Statement of Cash Flows: Preparation, Presentation, and Use Aicpa 03/27/2023
Financial Instruments and Leases Aicpa 03/23/2023
Current Audit Environment and ASB Activity Aicpa 03/22/2023
Yellow Book: Staying Compliant with Government Auditing Standards Aicpa 03/20/2023
Risk Management Techniques and Tools Aicpa 03/16/2023
Contract Accounting and Lease Accounting and Their Impact on Construction Contractors Aicpa 03/14/2023
Auditing Digital Assets Aicpa 03/13/2023
2023 Interim Training - Live Case Study LSL CPAs 03/10/2023
2023 Interim Training - Assignments and Expectations LSL CPAs 03/10/2023
2023 Interim Training - Audit Documentation LSL CPAs 03/09/2023
2023 Interim Training - Basics of Internal Control LSL CPAs 03/09/2023
2023 Interim Training - Changes Since Re-Engineering LSL CPAs 03/09/2023
2023 Interim Training - Introduction to Government Audits LSL CPAs 03/09/2023
Christian Townes CPE Records 2023 - Current
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 31
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Ryan Domino, CPA
CONCURRING PARTNER
ACHIEVEMENTS
Ryan currently serves as a technical reviewer for the Government Finance
Officers Association (GFOA), and has been a presenter for CSMFO’s annual
conference and various chapter meetings. He has been involved with
teaching current audit and accounting-related material at LSL’s in-house
training seminars, and annual GASB Update.
CONTINUING EDUCATION
As a firm policy, all LSL government staff are required to complete a minimum
of 40 hours of continuing education every year, with at least 24 hours in
governmental accounting and auditing in a two-year period. Ryan meets the
requirements for Government Auditing Standards in governmental CPE.
EXPERIENCE
Ryan has over 11 years of experience in governmental auditing including
financial statement audits, preparation of Annual Comprehensive Financial
Reports, Housing Successor compliance audits, TDA compliance audits,
Single Audits, Federal Student Financial Aid audits, and various consulting
and agreed-upon procedures projects.
Ryan is one of the firm’s leaders in ensuring audit quality control and
Government Practice training for staff. He is a regular presenter at the firm’s
annual GASB Update where he has presented training to our clients on the
latest GASB pronouncements and has been a presenter for CSMFO’s
chapter meetings and the annual CSFMO Conference.
Some of his presentations have covered:
General auditing in accordance with GAGAS
Accounting for capital assets
GASB Statement Nos. 89, 90, 91, 94, 100, 101, and 102
Fraud risks and internal controls
MEMBERSHIPS
AICPA, CalCPA, CSMFO, GFOA, GFOAT
EDUCATION
Bachelor of Arts Degree in Business Administration, with an emphasis in
Accounting – California State University, Fullerton
LICENSES &
CERTIFICATIONS
Certified Public Accountant
California
Texas
AICPA Advanced
Single Audit Certificate
AUDIT ENGAGEMENTS
City of Agoura Hills, CA
City of Big Bear Lake, CA
City of Brea, CA
City of Burbank, CA
City of Carlsbad, CA
City of Cathedral City, CA
City of Chino Hills, CA
City of Dana Point, CA
City of Kress, TX
City of La Quinta, CA
City of Lompoc, CA
City of Monrovia, CA
City of Moorpark, CA
City of Oceanside, CA
City of Orange, CA
City of Palm Desert, CA
City of Rialto, CA
City of Rosemead, CA
City of San Clemente, CA
City of San Juan Capistrano, CA
City of Santa Monica, CA
Monterey Peninsula Airport District
Orange County Water District
Orchard Dale Water District
Rainbow Municipal Water District
San Bernardino Muni. Water Dept.
Three Valleys Muni. Water District
United Water Conservation District
Yorba Linda Water District
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 32
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Program Sponsor Completed
Back to Basics | Uniform Guidance Update Encore Presentation LSL, LLP 09/10/2025
2025 Government Workshop Series LSL CPAs 09/09/2025
2025 Government Workshop Series LSL CPAs 09/02/2025
2025 GAGAS Training Day 2 LSL, LLP 08/28/2025
2025 Government Workshop Series LSL CPAs 08/26/2025
2025 GAGAS Training Day 1 LSL, LLP 08/27/2025
2025 Government Workshop Series LSL CPAs 08/05/2025
Developing as a Rainmaker Convergence Coaching 06/23/2025
Back to Basics | GASB 101: Compensated absences LSL, LLP 06/05/2025
The New Psychology of Fraud 2024-2025 Calcpa 05/14/2025
New Quality Management Standards: Bringing It All Together - Exploring All
Components of a Quality Management System Aicpa 04/24/2025
New Quality Management Standards: What's New for Firms' Monitoring and
Remediation Processes Aicpa 04/17/2025
Single Audit Training - 01/24/2025 LSL CPAs 01/24/2025
Back to Basics - Capital Assets Crash Course LSL CPAs 09/10/2024
Back to Basics | Put the Pieces Together: A Guide to Bank Reconciliations LSL CPAs 08/27/2024
A CPA’s Guidebook to Ethical Behavior: A CPE Ethics Course for Texas CPAs Becker Professional Education 08/23/2024
Government Year-End Training 8/8/24 (Webinar)LSL CPAs 08/09/2024
LSL Government Audit, Accounting & Technology (GAAT) Update LSL CPAs 05/01/2024
2024 Govt. Interim Training - Audit Roadmap LSL CPAs 04/05/2024
2024 Govt. Interim Training: Internal Control Documentation in Orb LSL CPAs 04/04/2024
Audit Nightmares: Expenses Lumiq 02/13/2024
LSL CPAs Strategic Planning Boomer Consulting 01/18/2024
Designing a Training Program: Setting Goals, Objectives, and Mediums 01/03/2024
Key Recipient Roles and Responsibilities in Single Audits Aicpa 12/15/2023
Audit & Assurance Discussion Webinar Primeglobal 10/19/2023
2023 DHCS GAGAS Training Day 2 LSL CPAs 08/31/2023
2023 DHCS GAGAS Training Day 1 LSL CPAs 08/30/2023
2023 Uniform Guidance Update Becker Professional Education 08/21/2023
Understanding and Applying SAS 142: Audit Evidence Becker Professional Education 07/31/2023
Risk Assessment Under SAS No. 145 Aicpa 07/20/2023
Selecting and Managing a Project Portfolio with Microsoft Project 07/18/2023
2023 Govt. Lunch & Learn! Writing Good Findings LSL CPAs 07/14/2023
Becoming a Thought Leader 07/13/2023
2023 Govt. Year-End Training - Time Management (Level 1)LSL CPAs 06/30/2023
2023 Govt. Year-End Training - Financial Statements (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Payroll (Level 1)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Revenue & Receivables (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Revenue & Receivables (Level 1)LSL CPAs 06/28/2023
2023 Govt. Year-End Training - GASB 100 LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Year-End Expectations LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Inventory and YE Expectations LSL CPAs 06/26/2023
2023 Govt. Year-End Training - Basics of Government LSL CPAs 06/26/2023
2023 Govt. Lunch & Learn! Long-term Debt LSL CPAs 06/16/2023
Critical Thinking – The Key to Success in Any Job Becker Professional Education 06/14/2023
2023 OMB Compliance Supplement and Single Audit Update Aicpa 06/13/2023
GASB Other Postemployment Benefits (OPEB)Becker Professional Education 06/12/2023
Building Professional Relationships 06/06/2023
Balancing Multiple Roles as a Leader 06/05/2023
2023 Govt. Lunch & Learn! Cash and Investments LSL CPAs 06/02/2023
2023 Fraud Update Becker Professional Education 05/09/2023
Start-up and Small Business Financial Statements: Issues and Fraud 2022 Calcpa 05/09/2023
2023 GASB Update: The Age of Enlightenment (for finance departments!)_LIVE LSL CPAs 05/04/2023
2023 Annual Required GAQC Webcast Aicpa 05/02/2023
California Ethics Becker Professional Education 04/26/2023
2023 Interim Training - Assignments and Expectations LSL CPAs 03/10/2023
2023 Interim Training - Live Case Study LSL CPAs 03/10/2023
2023 Interim Training - Changes Since Re-Engineering LSL CPAs 03/09/2023
2023 Interim Training - Introduction to Government Audits LSL CPAs 03/09/2023
2023 Interim Training - Audit Documentation LSL CPAs 03/09/2023
2023 Interim Training - Basics of Internal Control LSL CPAs 03/09/2023
Accounting Firm’s System of Quality Control, Part 1 Becker Professional Education 01/16/2023
Ryan Domino CPE Records 2023 - Current
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 33
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James Butera, MBA, CPA
DIRECTOR – RELATIONSHIP MANAGER
ACHIEVEMENTS
James was previously a Director of Finance at a regional municipality in New
York. He brings his experience in financial audits, Single Audits, ACFR, and
financial statement preparation, plus in-depth knowledge of GASB
implementation consulting, bookkeeping consulting, and Controller
consulting services.
CONTINUING EDUCATION
133 total hours over the last three years, 110 of which were in governmental
accounting and auditing subjects. James meets the requirements of
governmental CPE Government Auditing Standards.
EXPERIENCE
James has performed all phases of our government audits, including cities,
counties, and special districts for their ACFR and Single Audits.
His work has entailed:
Assisting in the preparation of the Annual Comprehensive Financial
Report
Performing analytical and substantive audit procedures on account
balances
Planning the nature, timing, and extent of procedures involved in the
audit process audits in accordance with the provisions of Government
Auditing Standards and the provisions of the Single Audit Act and the
Uniform Guidance
Assisting clients with the preparation and review of GASB 68, 75, and
84 journal entries
Review of capital assets, debt service, and federal and state award
schedules
MEMBERSHIPS
AICPA, CalCPA, GFOA
EDUCATION
Bachelor of Science in Accounting, Cum Laude &
Master of Business Administration in Accounting -
St. John Fisher University
LICENSE
Certified Public Accountant
New York
ENGAGEMENTS
City of American Canyon
City of Batavia, NY
City of Big Bear Lake
City of Chino Hills
City of Chula Vista
City of Fullerton
City of Geneva, NY
City of Irwindale
City of Livingston
City of Napa
City of Newark
City of Palm Desert
City of Pasadena
City of Pleasanton
City of Rialto
City of Rochester, NY
City of Rosemead
City of West Sacramento
County of Butte
County of Genesee, NY
County of Nevada
County of Placer
County of Sutter
County of Yolo
Jamestown Board of Public
Utilities
Monterey One Water District
Rochester City School District
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 34
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Program Sponsor Completed
Annual Professional Ethics Update 2025 Becker Professional Education 06/02/2025
Quality Management Standards Becker Professional Education 04/29/2025
Annual GASB Update 2024 Becker Professional Education 04/09/2025
Maximizing Transient Occupancy Tax Revenue: Don’t Leave Money on the Table LSL CPAs 03/26/2025
Single Audit Training - 01/24/2025 LSL CPAs 01/24/2025
Back to Basics - Capital Assets Crash Course LSL CPAs 09/10/2024
Lunch & Learn - Government Audit File Updates LSL CPAs 09/06/2024
2024 Gov't Levels Training - Levels 1-2 (Day 2)LSL CPAs 08/08/2024
2024 Gov't Levels Training - Level 3 (Day 1)LSL CPAs 08/07/2024
Inventory Count Training (Government)LSL CPAs 06/06/2024
LSL Government Audit, Accounting & Technology (GAAT) Update LSL CPAs 05/01/2024
2024 Govt. Interim Training: Expectations LSL CPAs 04/05/2024
2024 Govt. Interim Training - Audit Roadmap LSL CPAs 04/05/2024
2024 Govt. Interim Training: Internal Control Documentation in Orb LSL CPAs 04/04/2024
Yellow Book and Single Audit Update 2024 Becker Professional Education 01/24/2024
Yellow Book Update 2024 Becker Professional Education 01/09/2024
Single Audit Quality: Focus on Designing and Performing Test of Control and Compliance Becker Professional Education 01/08/2024
2023 Audit Update Becker Professional Education 08/24/2023
2023 Yellow Book Update Becker Professional Education 08/22/2023
2023 Uniform Guidance Update Becker Professional Education 08/21/2023
Understanding and Applying SAS 142: Audit Evidence Becker Professional Education 07/31/2023
2023 Govt. Year-End Training - Financial Statements (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Revenue & Receivables (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - People Management (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Payroll (Level 2)LSL CPAs 06/28/2023
2023 Govt. Year-End Training - Year-End Expectations LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Expenditures & Payables (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Audit Documentation (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - GASB 100 LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Basics of Government LSL CPAs 06/26/2023
2023 Govt. Year-End Training - Inventory and YE Expectations LSL CPAs 06/26/2023
2023 Govt. Lunch & Learn! Cash and Investments LSL CPAs 06/02/2023
Yellow Book:Staying Compliance with GAS 05/08/2023
2023 GASB Update: The Age of Enlightenment (for finance departments!)_ZOOM LSL CPAs 05/04/2023
Performing a Single Audit Under the Uniform Guidance 04/25/2023
Yellowbook: Application of GAGAS Principles 04/18/2023
Excel Essential Training (Office 365/Microsoft 365)04/11/2023
Becoming Indistractable 04/10/2023
Balancing Multiple Roles as a Leader 04/10/2023
Excel 2019 Essential Training 04/10/2023
Getting Your Ideas Approved 04/08/2023
Building Trust 04/04/2023
10 Habits of highly successful careers Becker Professional Education 04/04/2023
Becoming a Manager Becker Professional Education 04/04/2023
AICPA and the Future of the Profession Becker Professional Education 04/04/2023
James Butera CPE Records 2023 - Current
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 35
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Calvin Kunkel, CPA
MANAGER
ACHIEVEMENTS
Calvin brings insightful perspectives to tackling our client’s toughest
obstacles. He loves helping clients recognize patterns and effectively
apply analytic procedures to resolve their unique and complex
challenges. His experience serving in the U.S. Air Force allows him to
apply his critical problem-solving skills, pattern recognitions, and
analytic though process to complex accounting problems. He holds a
no-nonsense approach with a commitment to high standards of
integrity and transparency.
CONTINUING EDUCATION
130 total hours over the last three years, 75 of which were in
governmental accounting and auditing subjects. Calvin meets the
requirements of governmental CPE Government Auditing Standards.
EXPERIENCE
Calvin has performed all phases of our government audits, including
ACFR audits, Single Audits, and special districts.
His work has entailed:
Assisting in the preparation of the Annual Comprehensive
Financial Report for the Government Finance Officers
Association (GFOA)
Performing analytical and substantive audit procedures on
account balances
Planning the nature, timing, and extent of procedures involved
in the audit process audits in accordance with the provisions of
Government Auditing Standards and the provisions of the Single
Audit Act and the Uniform Guidance
Assisting clients with the preparation and review of GASB 68,
75, and 84 journal entries
Review of capital assets, debt service, and federal and state
award schedules
EDUCATION
B.A. degree in English – Illinois State University
Master of Accountancy – Northern Illinois University
LICENSE
Certified Public Accountant
Illinois
ENGAGEMENTS
City of Cathedral City
City of Inglewood
City of Palm Desert
City of Redondo Beach
City of Rialto
City of Vacaville
South Coast Air Quality
Management District
City of Diamond Bar
City of Irwindale
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 36
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Program Sponsor Completed
2025 Government Workshop Series LSL CPAs 08/26/2025
2025 Government Workshop Series LSL CPAs 08/12/2025
2025 Government Workshop Series LSL CPAs 08/05/2025
2025 Government Year-End Training LSL CPAs 07/24/2025
2025 Assurance Department Training LSL CPAs 07/22/2025
Back to Basics | GASB 101: Compensated absences LSL, LLP 06/05/2025
2025 Government Interim Training LSL CPAs 04/07/2025
2025 Government Interim Training LSL CPAs 04/07/2025
Single Audit Training - 01/24/2025 LSL CPAs 01/24/2025
Revenue & Expenses: Proposed Changes For Governmental Entities Becker Professional Education 09/25/2024
Federal Appropriation Principles-An Overview Becker Professional Education 09/25/2024
Mastering Presentation and Disclosures by Not-for-Profit Entities for Contributed Nonfinancial Assets Becker Professional Education 09/25/2024
Back to Basics | Grants from A-Z LSL CPAs 09/24/2024
Fraud and Abuse in Nonprofit and Government Environments Becker Professional Education 09/24/2024
Introduction to Government/Fund Accounting Becker Professional Education 09/24/2024
Excel: Making Sense of Data 2024 Becker Professional Education 09/23/2024
GASB Statement 87: Leases Becker Professional Education 09/23/2024
GASB Other Postemployment Benefits (OPEB)Becker Professional Education 09/23/2024
GASB 96 – Subscription-Based Information Technology Arrangements (SBITAs)Becker Professional Education 09/22/2024
10 Habits of highly successful careers Becker Professional Education 09/22/2024
Accounting for Revenues in Government (Emphasis on Non-Exchange Transactions)Becker Professional Education 09/22/2024
Managing a Virtual Team Becker Professional Education 09/20/2024
A Guide Through Common Audit Deficiencies Becker Professional Education 09/20/2024
Auditing and Accounting Update 2024 Becker Professional Education 09/19/2024
Auditing Fair Value Becker Professional Education 09/18/2024
Creating a Culture of Integrity Becker Professional Education 09/18/2024
AICPA's Ethics Codification Project Becker Professional Education 09/16/2024
Identifying and Communicating Internal Control Matters on An Audit Becker Professional Education 09/13/2024
Ethical and Independence Considerations in Yellow Book Engagements Becker Professional Education 09/13/2024
Audit Risk Assessment: The Do's and Don'ts, Part 2 Becker Professional Education 09/11/2024
Audit Risk Assessment: The Do's and Don'ts, Part 1 Becker Professional Education 09/10/2024
Yellow Book Update 2024 Becker Professional Education 09/10/2024
GASB 84: Fiduciary Activities Becker Professional Education 09/10/2024
Internal Control Considerations—Focus on Non-profits and Governmental Entities Becker Professional Education 09/09/2024
GAO Green Book - Government Internal Control Standards Becker Professional Education 09/09/2024
Lunch & Learn - Government Audit File Updates LSL CPAs 09/06/2024
Evaluating Design and Implementation of Internal Controls on Audits Becker Professional Education 09/06/2024
Government Year-End Training 8/8/24 (Webinar)LSL CPAs 08/09/2024
Back to Basics | Leases & SBITA Accounting: Year Two & Beyond LSL CPAs 06/18/2024
Inventory Count Training (Government)LSL CPAs 06/06/2024
2024 Govt. Interim Training: Expectations LSL CPAs 04/05/2024
2024 Govt. Interim Training - Audit Roadmap LSL CPAs 04/05/2024
2024 Govt. Interim Training: Internal Control Documentation in Orb LSL CPAs 04/04/2024
2023 Uniform Guidance Update Becker Professional Education 08/21/2023
Understanding and Applying SAS 142: Audit Evidence Becker Professional Education 07/31/2023
GASB 96: Lost In Translation.... Implementation Challenges No One is Talking About LSL CPAs 07/31/2023
2023 Govt. Lunch & Learn! Writing Good Findings LSL CPAs 07/14/2023
2023 Govt. Year-End Training - Financial Statements (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - People Management (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Revenue & Receivables (Level 2)LSL CPAs 06/29/2023
2023 Govt. Year-End Training - Payroll (Level 2)LSL CPAs 06/28/2023
2023 Govt. Year-End Training - Expenditures & Payables (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - GASB 100 LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Year-End Expectations LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Audit Documentation (Level 2)LSL CPAs 06/27/2023
2023 Govt. Year-End Training - Basics of Government LSL CPAs 06/26/2023
2023 Govt. Year-End Training - Inventory and YE Expectations LSL CPAs 06/26/2023
2023 Govt. Lunch & Learn! Cash and Investments LSL CPAs 06/02/2023
Preventing Harassment & Discrimination Everfi 05/29/2023
Intermediate Governmental Accounting Becker Professional Education 05/29/2023
Yellow Book and Single Audit Update - 2023 Becker Professional Education 05/12/2023
Annual GASB Update Becker Professional Education 05/05/2023
Excel: Creating Powerful Workbooks with Conditional Formatting Becker Professional Education 05/05/2023
Microsoft Teams Tips and Tricks 05/04/2023
Consulting Foundations: Client Management and Relationships 05/04/2023
Leadership Foundations: Leadership Styles and Models 05/04/2023
Time Management: Working from Home 05/03/2023
Time Management for Managers 05/03/2023
Abdo Compass: Client Revenue Map 05/02/2023
Abdo Compass: LOB Scorecard 05/02/2023
Abdo Compass: By Employee 05/02/2023
Abdo Compass: Partner Scorecard 05/02/2023
Abdo Compass: Department Scorecard 05/02/2023
Abdo Compass: Cash Receipts 05/02/2023
Abdo Compass: Project Analysis 05/02/2023
Abdo Compass: Billing & Realization Pages 05/02/2023
Abdo Compass: Firm Overview Page 05/02/2023
Calvin Kunkel CPE Records 2023 - Current
City of Diamond Bar
Professional Auditing Services
www.lslcpas.com | 37
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 93 of 618
PREPARED BY
LSL, LLP
Certified Public Accountants
License Number 2584
COST PROPOSAL
City of Diamond Bar
Professional Auditing Services
Date of Submission: October 27, 2025
Valid for 90 Days
Authorized by:
Christian Townes, CPA, Partner
Christian.Townes@lslcpas.com
500 Technology Dr.
Suite 350
Irvine, CA 92618
(949) 829 - 8299
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 94 of 618
City of Diamond Bar
Professional Auditing Services
1
www.lslcpas.com
1. Total All-Inclusive Maximum Price
* Price includes 1 major program. Each additional program is $5,000.
HOURLY RATES OF THE FIRM’S EMPLOYEES
2025-26 2026-27 2027-28
Optional
2028-29
Optional
2029-30
Partner $312 $312 $312 $328 $345
Director $320 $320 $320 $336 $353
Senior Manager $232 $232 $232 $244 $257
Manager $200 $200 $200 $210 $221
Supervisor $168 $168 $168 $177 $186
Senior Accountant $152 $152 $152 $160 $168
Experienced Staff $128 $128 $128 $135 $142
Staff Accountant $112 $112 $112 $118 $124
Clerical $96 $96 $96 $101 $107
Auditor's Standard Billing Rates
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 95 of 618
City of Diamond Bar
Professional Auditing Services
2
www.lslcpas.com
TOTAL PROPOSED HOURS
* Hours proposed are for one (1) major program.
2. Manner of Payment
Progress payments will be made on the basis of hours of work completed during the
course of the engagement and out-of-pocket expenses incurred in accordance with the
firm's proposal. Interim billings shall cover a period of not less than a calendar month.
The final ten percent (10%) of the total all-inclusive maximum price will be paid upon
delivery of the firm's final reports.
Segment/Task
Partners/
Director Manager Senior Staff Total
City's Financial Audit
Interim test work 4 10 25 80 119
Year-End test work 0 5 35 110 150
Report/Review/Supervision 12 35 40 0 87
Subtotal 16 50 100 190 356
City GANN Limit Report
Test work 0 0 0 1 1
Report/Review/Supervision 0 1 1 0 2
Subtotal 0 1 1 1 3
State Controller's Report
Report/Review/Supervision 0 1 25 0 26
Subtotal 0 1 25 0 26
Single Audit*
Test work 0 0 6 18 24
Report/Review/Supervision 2 4 2 2 10
Subtotal 2 4 8 20 34
Safe and Clean Water Program Audit
Test work 0080080
Report/Review/Supervision 4 15 10 0 29
Subtotal 4 15 90 0 109
TOTAL PROPOSED HOURS: 22 71 224 211 528
TOTAL PROPOSED HOURS
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 96 of 618
LSLCPAS.COM
Memo: Audit Fee Proposal for Future Years
Explanation of Significant Increase in Proposed Audit Fees
To: City Council and Management
From: Christian Townes, Partner, LSL, LLP
Date: 10/21/2025
Subject: External Audit Fee Proposal – Rationale for Significant Increase
As part of our continued commitment to providing high-quality audit services to the City of Diamond Bar (the City), we have
submitted a proposal for external audit services for future fiscal years. You may notice that the proposed audit fees for these
years represent a significant increase compared to our prior proposal, particularly for the City’s financial statement audit.
The purpose of this memorandum is to provide a transparent explanation of the key factors contributing to this change and
to address any questions or concerns you may have.
Factors Driving the Increase in Audit Fees
1. Expanded Regulatory Requirements:
Since the prior accepted proposal, there have been changes in regulatory standards and increased expectations
for audit procedures. Enhanced scrutiny and expanded procedures are now required to ensure compliance, which
has led to greater resource allocation from our team.
2. Investment in Technology and Expertise:
To better serve our clients, we have invested in advanced audit technologies and specialized staff training. While
these improvements enhance audit quality and efficiency, they also result in higher costs that are reflected in our
fees.
3. Inflation and Market Adjustments:
General inflationary pressures, as well as adjustments to market rates for professional services, have necessitated
a review and update of our pricing structure.
Commitment to Value and Transparency
We remain committed to delivering exceptional value and maintaining open communication regarding our fee structure. The
proposed fee increase is directly tied to the resources and expertise required to uphold audit integrity and meet the evolving
needs of the City. We are confident that our approach will continue to support your organization’s objectives and regulatory
compliance.
A discount of 20% has been applied to the proposed audit fees in acknowledgment of the established working relationship
with the City and the team's responsiveness. Additionally, the same fee structure will be offered through fiscal year 2028.
Should you have any questions or require further clarification regarding the proposed fees, please do not hesitate to contact
me directly. We appreciate your trust in our firm and look forward to our continued partnership.
Sincerely,
Christian Townes
Christian.Townes@lslcpas.com
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 97 of 618
LSLCPAS.COM
February 3, 2026
Dear Jason Jacobson,
We appreciate your engagement regarding our initial proposed audit fee. Following additional discussions with our
government assurance partner group and highlighting our strong working relationship with the City, we are pleased to offer
an additional 15% reduction on our proposed fee for the financial statement audit and an additional 10% reduction for the
State Controller’s Report.
Furthermore, we have maintained the fixed fee for all deliverables, except for the financial statement audit, for fiscal years
2026 through 2028. Collectively, our initial proposed fee reflects a reduction of $37,210. A detailed breakdown of this
adjustment is provided below:
Initial proposed quote:
Updated proposed quote:
We value your trust in our firm and are hopeful we can continue our partnership. Please contact us if you have questions or
need more information.
Sincerely,
Christian Townes, CPA
LSL, LLP
Docusign Envelope ID: 0DF665F5-87F7-850D-818D-D7803F1C81BA
Page 98 of 618
Agenda Item #: 8.5
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Town Center Specific Plan.
STRATEGIC GOAL: Safe, Sustainable and Healthy Community
RECOMMENDATION:
Approve for second reading by title only, waive full reading, and adopt Ordinance No. 03 (2026):
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER SPECIFIC
PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD NEW
CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN (TCSP)
ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO
REZONE ALL PROPERTIES WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION
TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT.
FINANCIAL IMPACT:
The fiscal impact analysis prepared in support of the TCSP concludes that redevelopment consistent with the
Specific Plan would generate a positive net fiscal impact to the City’s General Fund over time, driven primarily
by increased property tax, sales tax, and transient occupancy tax revenues. While redevelopment would
occur incrementally and over an extended timeframe, the Planning Area currently represents an underutilized
commercial district with limited long-term growth potential under existing zoning.
BACKGROUND:
On March 3, 2026, the City Council conducted a duly noticed public hearing and approved for first reading
Ordinance No. 03 (2026) approving the Town Center Specific Plan (TCSP) and related legislative actions. The
Council approved the first reading by a 5-0 vote.
ANALYSIS:
Ordinance 03 (2026) (Attachment 1) is now being presented for second reading by title only and adoption,
and will become effective 30 days from March 17, 2026. In related actions on March 3, 2026, the City Council
also adopted Resolution No. 2026-05 certifying the Supplemental Environmental Impact Report, adopted
Findings of Fact and a Statement of Overriding Considerations, and approved the TCSP Mitigation Monitoring
and Reporting Program, and Resolution No. 2026-06 incorporating the Town Center Specific Plan into the
General Plan Land Use and Economic Development Element. A copy of the March 3, 2026 staff report
Page 99 of 618
Agenda Item #: 8.5
Meeting Date: March 17, 2026
(without attachments) is included for reference (Attachment 2).
LEGAL REVIEW:
The City Attorney has reviewed the Ordinance as to form.
PREPARED BY:
Greg Gubman, Director, Community Development
ATTACHMENTS:
1. Ordinance No. 03 (2026)
2. City Council staff report dated March 3, 2026
Page 100 of 618
ORDINANCE NO. 03 (2026)
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE
TOWN CENTER SPECIFIC PLAN, AMENDING TITLE 22
(DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD
NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH
THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND
BAR TO REZONE ALL PROPERTIES WITHIN THE TOWN CENTER
MIXED USE GENERAL PLAN LAND USE DESIGNATION TO THE TOWN
CENTER SPECIFIC PLAN (TCSP) DISTRICT.
WHEREAS, On November 3, 1998, the City of Diamond Bar adopted a
Development Code (Title 22 of the Diamond Bar City Code); and
WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar
General Plan 2040 and the Climate Action Plan 2040 to create a vision and blueprint for
development through 2040. The Diamond Bar General Plan 2040 establishes the Town
Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and
Community Core Overlay focus areas and corresponding land use designations,
estimates that up to 3,750 new housing units could be built in the city by 2040, and
anticipates that much of this growth will occur within these four focus areas; and
WHEREAS, the Town Center Mixed-Use focus area and land use designation
encompasses those properties within an approximately 45-acre area along Diamond Bar
Boulevard, between Golden Springs Drive and the SR-60 Freeway; and
WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029
General Plan Housing Element (“2021-2029 Housing Element”), which was subsequently
found by the California Department of Housing and Community Development (HCD) to
be in full compliance with State Housing Element Law (Article 10.6 of the Government
Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to
accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential
units, including through rezoning of underutilized sites in the Town Center Mixed-Use,
Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas. The 2021-2029
Housing Element expressly contemplates the implementation of a specific plan for mixed-
use development in the Town Center Focus Area and encourages incentives to
encourage and facilitate redevelopment in the Town Center Focus Area; and
WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025-
04 approving an amendment to the Land Use Element of the General Plan to establish a
minimum residential density of 20 dwelling units per acre and a maximum residential
density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and
Neighborhood Mixed-Use Land Use Designations, as required under Program H-8 of the;
and
WHEREAS, on February 4, 2025, the City Council adopted Ordinance No. 01
(2025), establishing the housing element site (H) overlay district to provide development
Page 101 of 618
Ordinance No. 03 (2026)
2
and land use regulations for the development of multifamily dwellings on specified sites
identified in the City of Diamond Bar 2021-2029 Housing Element to accommodate the
City’s RHNA requirements. The Zoning Map was concurrently amended to apply the H
overlay district designation to those parcels with a General Plan land use designation of
Town Center Mixed-Use, Neighborhood Mixed-Use, and Transit-Oriented Mixed-Use.
The H overlay district establishes a maximum residential density of 30 dwelling units per
acre; and
WHEREAS, to implement the Land Use and Economic Development and Housing
Elements of the General Plan, the City of Diamond Bar initiated preparation of the Town
Center Specific Plan (“TCSP”) pursuant to Government Code sections 65450 through
65457 and corresponding amendments to the General Plan Land Use and Economic
Development Element, Development Code, and Official Zoning Map to establish the
TCSP as the regulatory document governing the Town Center Mixed-Use land use
designation and to revise the General Plan criteria and the zoning designation applicable
to the Planning Area covered by the Specific Plan as necessary to ensure consistency
with, and implementation of, the Specific Plan’s framework, including maximum
residential density and permitted uses; and
WHEREAS, the proposed TCSP would establish a regulatory framework to guide
the transformation of the Town Center from the existing suburban-style retail shopping
centers into a pedestrian-oriented downtown, providing housing opportunities, retail,
restaurants, and entertainment uses within the City of Diamond Bar. Implementation of
the TCSP is anticipated to result in the development of up to 2,055 housing units (an
increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet
of public open space (an increase of 40,000 square feet); and 446,000 square feet of
commercial space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area under the
General Plan, as amended by the 2021-2029 Housing Element. Supporting infrastructure
and development standards will be implemented through the TCSP and associated
entitlements; and
WHEREAS, the proposed General Plan Amendment would amend the Land Use
and Economic Development Element to ensure consistency between it and the TCSP by
specifying that the Town Center Mixed Use Land Use designation is implemented by the
TCSP and project density may be increased over the maximum base residential density
of 30.0 dwelling units per acre in certain circumstances only through application of either
the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards
described in the TCSP, or through density transfers as permitted in the TCSP; and
WHEREAS, the proposed Development Code Amendment would establish a new
Town Center Specific Plan zoning district that implements the TCSP and would
incorporate the TCSP into the Development Code by reference. These provisions are
proposed to be set forth in a new chapter 22.11 of the Development Code entitled “Mixed
Use Zoning Districts,” which will provide a framework for the incorporation of future
specific plans implementing General Plan goals and policies for the the Neighborhood
Mixed-Use and Transit Oriented Mixed-Use land use designations; and
Page 102 of 618
Ordinance No. 03 (2026)
3
WHEREAS, the proposed Zoning Map Amendment would rezone all properties
within the Town Center Mixed Use General Plan land use designation to the new Town
Center Specific Plan (TCSP) District; and
WHEREAS, the proposed General Plan Amendment, Town Center Specific Plan,
Development Code Amendment, and Zoning Map Amendment are collectively referred
to herein as the “Project”; and
WHEREAS, on February 10, 2026, the City of Diamond Bar Planning Commission
held a duly noticed public hearing regarding the Project and adopted Resolution No.
2026-02 making specified findings and recommending that the City Council adopt the
proposed Town Center Specific Plan and corresponding General Plan, Development
Code, and Zoning Map amendments; and
WHEREAS, on February 20, 2026, notification of the City Council public hearing
for the Project was published in the San Gabriel Valley Tribune. Public hearing notices
were mailed to property owners within a 1000-foot radius of the TCSP Planning Area,
inclusive of the Planning Area, and notices were posted at the City’s designated
community posting sites; and
WHEREAS, on March 3, 2026, the City Council held a duly noticed public hearing
regarding the proposed Project; and
WHEREAS, following the public hearing held on March 3, 2026, the City Council
(1) adopted Resolution No. 2026-05 certifying the Final SIR for the Project, finding that
the Final SIR was completed in compliance with the California Environmental Quality Act
(“CEQA”) ; finding that the Final SIR reflects the independent judgment and analysis of
the City Council; finding that the Final SIR was presented to, and revised and considered
by the, City Council; adopting a Statement of Overriding Considerations; and adopting a
Mitigation Monitoring and Reporting Program; and (2) adopted Resolution No. 2026-06
approving a text amendment to the General Plan Land Use and Economic Development
Element to ensure consistency between it and the TCSP by specifying that the Town
Center Mixed Use Land Use designation is implemented by the TCSP and project density
may be increased over the maximum base residential density of 30.0 dwelling units per
acre in certain circumstances only through application of either the State Density Bonus
Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or
through density transfers as permitted in the TCSP; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find,
determine and ordains as follows:
SECTION 1. Incorporation of Recitals
The foregoing recitals set forth above are true and correct and are incorporated herein by
reference.
Page 103 of 618
Ordinance No. 03 (2026)
4
SECTION 2. Findings
The City Council hereby finds and determines as follows:
A. The City Council of the City of Diamond Bar has considered the proposed Town
Center Specific Plan (“TCSP”), prepared pursuant to Government Code Sections
65450–65457.
B. The TCSP is being adopted by ordinance in accordance with Government Code
Section 65453, following a recommendation from the Planning Commission and after
a duly noticed public hearing.
C. The TCSP is consistent with the General Plan, as amended pursuant to City Council
Resolution No. 2026-06, as required by Government Code Section 65454, in that it
implements the General Plan’s goals, policies, and land use framework applicable to
the Town Center Mixed-Use land use designation, and provides regulatory standards
and development guidance that further the General Plan’s vision for orderly,
compatible, and well-planned development.
D. The TCSP complies with Government Code Section 65451 by including a statement
of land uses, circulation and infrastructure provisions, development standards, and
implementation measures necessary to carry out the General Plan within the Specific
Plan area.
E. The proposed Development Code and Zoning Map Amendments are internally
consistent with the General Plan, the TCSP, and other adopted goals and policies of
the City.
F. The City Council hereby adopts the facts and reasons stated in Planning Commission
Resolution No. 2026-02 recommending City Council approval of the Project, a copy
of which is on file with the City Clerk and which is incorporated herein by reference
with the same force and effect as if set forth in full.
SECTION 3. CEQA Compliance
The City determined that the appropriate environmental document for the Project would
be a Supplemental Environmental Impact Report (“SIR”) to the Diamond Bar General
Plan 2040 (“General Plan”) and Climate Action Plan Program EIR, State Clearinghouse
Number 2018051066, certified on December 18, 2019, as addended on August 11, 2022
with adoption of the 2021-2029 Housing Element Update, and an SIR has been prepared
for the Project in compliance with the California Environmental Quality Act and the State
CEQA Guidelines. On March 3, 2026, the City Council adopted Resolution No. 2026-05
certifying the Final SIR for the Project, finding the Final SIR was completed in compliance
with CEQA; finding that the Final SIR reflects the independent judgment and analysis of
the City Council; finding that the Final SIR was presented to, and reviewed and
considered by, the City Council; adopting a Statement of Overriding Considerations; and
adopting a Mitigation Monitoring and Reporting Program.
Page 104 of 618
Ordinance No. 03 (2026)
5
SECTION 4. Adoption of Specific Plan
The Town Center Specific Plan, a copy of which is attached hereto and incorporated
herein by reference as Exhibit 1, is hereby adopted.
SECTION 5. Development Code Amendment
Title 22 of the Diamond Bar City Code is hereby amended to add new Chapter 22.11,
entitled “Mixed Use Districts,” to read in its entirety as follows:
“CHAPTER 22.11 – MIXED-USE ZONING DISTRICTS
Sec. 22.11.010. – Purpose of chapter.
This chapter provides regulations for development and new land uses in
the mixed-use zoning districts established by section 22.11.020.
Sec. 22.11.020. – Purpose of mixed-use zoning districts.
The purposes of the individual mixed-use zoning districts and the manner
in which they are applied are as follows:
(1) TCSP (town center specific plan) district. The TCSP district implements
the “Town Center Specific Plan” and is consistent with the town center
mixed use land use category of the general plan.
Sec. 22.11.030. – Mixed-use zoning district land uses, permit
requirements, and development standards.
(1) TCSP (town center specific plan) district. All development within the town
center specific plan district shall be subject to the Town Center Specific
Plan, as it may be amended from time to time. The Town Center Specific
Plan is on file with the City Clerk and is incorporated herein by reference.
Sec. 22.11.040. – Special provisions applicable to lower-income sites
within mixed-use zoning districts.
(1) TCSP (town center specific plan) district. In accordance with subdivision
(h) of Government Code Section 65583.2, the following additional
regulations shall apply to each site within the town center specific plan
district identified in Table B-3 of Appendix B to the City of Diamond Bar
2021-2029 General Plan Housing Element to accommodate the City’s low-
or very low-income housing needs: (a) at least sixteen (16) dwelling units
may be developed on the site; (b) 100% of the uses on the site may be
residential; (c) residential uses shall occupy at least 50 percent of the total
gross floor area of any new development on the site; (c) for developments
in which 20 percent or more of the units are affordable to lower income
households, multifamily dwellings shall be considered a use by right and
Page 105 of 618
Ordinance No. 03 (2026)
6
shall be reviewed ministerially pursuant to section 22.18.040(f).”
SECTION 6. Zoning Map Amendment
The Zoning Map of the City of Diamond Bar is hereby amended as shown in Exhibit 2 to
this Ordinance to rezone all properties within the Town Center Mixed Use General Plan
Land Use designation to the Town Center Specific Plan (TCSP) District and to denote the
Town Center Specific Plan (TCSP) District for the applicable properties.
SECTION 7. Effective Date
This Ordinance shall be effective 30 days after adoption pursuant to Government Code
Section 36937, provided, however, that the effectiveness of this Ordinance shall be
contingent upon the adoption and effectiveness of City Council Resolution No. 2026-06
approving and adopting the associated General Plan Amendment. Should Resolution
No. 2026-06 not be adopted or take effect, this Ordinance shall automatically be deemed
null and void.
SECTION 8. Severability Clause
If any section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is
for any reason held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining portions of this Ordinance. The City Council hereby declares
that it would have passed this Ordinance, and each section, subdivision, paragraph,
sentence, clause and phrase thereof, irrespective of the fact that any one (or more)
section, subdivision, paragraph, sentence, clause or phrase had been declared invalid
or unconstitutional.
SECTION 9. Certification and Posting of Ordinance
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause
a certified copy of this Ordinance to be posted within fifteen (15) days after this Ordinance
is passed and adopted, in the Office of the City Clerk and two additional public places,
together with the vote for and against the same.
APPROVED AND ADOPTED at a regular meeting of the City Council of the City
of Diamond Bar on the 17th day of March, 2026.
CITY OF DIAMOND BAR
Steve Tye, Mayor
Page 106 of 618
Ordinance No. 03 (2026)
7
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Ordinance was duly introduced at a regular meeting of the City Council of the
City of Diamond Bar held on the 3rd day of March, 2026, and was finally passed at a
regular meeting of the City Council of the City of Diamond Bar held on the 17th day of
March, 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
__________________________
Kristina Santana, City Clerk
Page 107 of 618
8
Exhibit 1
Town Center Specific Plan
Bound separately due to document size.
The full document has been provided to the City Council.
Also available at www.downtown4db.com
Page 108 of 618
9
Exhibit 2
Amended Zoning Map
Page 109 of 618
Agenda Item #: 9.1
Meeting Date: March 3, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Town Center Specific Plan.
STRATEGIC GOAL: Safe, Sustainable and Healthy Community
RECOMMENDATION:
A. Open the public hearing to receive public testimony;
B. Close the public hearing;
C. Adopt Resolution No. 2026-05 certifying the Final Supplemental Environmental Impact Report, adopting
Findings of Fact and a Statement of Overriding Considerations, and adopting the Mitigation Monitoring
and Reporting Program;
D. Adopt Resolution No. 2026-06 amending the General Plan Land Use and Economic Development
Element related to the Town Center Specific Plan; and
E. Introduce for first reading by title only, waive full reading of Ordinance No. 03 (2026) and waive further
reading, and set for second reading and adoption at the March 17, 2026 City Council meeting:
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE TOWN CENTER SPECIFIC
PLAN, AMENDING TITLE 22 (DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD NEW
CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH THE TOWN CENTER SPECIFIC PLAN (TCSP)
ZONING DISTRICT, AND AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND BAR TO
REZONE ALL PROPERTIES WITHIN THE TOWN CENTER MIXED USE GENERAL PLAN LAND USE DESIGNATION
TO THE TOWN CENTER SPECIFIC PLAN (TCSP) DISTRICT.
FINANCIAL IMPACT:
The fiscal impact analysis prepared in support of the TCSP concludes that redevelopment consistent with the
Specific Plan would generate a positive net fiscal impact to the City’s General Fund over time, driven primarily
by increased property tax, sales tax, and transient occupancy tax revenues. While redevelopment would
occur incrementally and over an extended timeframe, the Planning Area currently represents an underutilized
commercial district with limited long-term growth potential under existing zoning.
BACKGROUND:
The proposed Diamond Bar Town Center Specific Plan (“TCSP” or “Project”) establishes a comprehensive
regulatory framework to guide the long-term transformation of approximately 45 acres of existing suburban-
style retail centers into a pedestrian-oriented, mixed-use Town Center.
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At buildout, the TCSP allows:
• Up to 2,055 residential units
• Up to 200 hotel rooms
• Approximately 446,000 square feet of commercial space
• Approximately 40,000 square feet of public open space
Compared to development assumptions under the General Plan, as amended by the 2022 Housing Element
Update, the Project increases residential capacity and public open space while reducing overall commercial
square footage.
Environmental review has been completed through a Final Supplemental Environmental Impact Report (“Final
SIR”), prepared as a supplement to the previously certified General Plan EIR and subsequent Housing Element
Addendum. The Final SIR identifies significant and unavoidable impacts related to air quality and
transportation, specifically vehicle miles traveled. Approval of the Project therefore requires certification of the
Final SIR, adoption of Findings of Fact, adoption of a Statement of Overriding Considerations, and adoption of
a Mitigation Monitoring and Reporting Program.
On February 10, 2026, the Planning Commission conducted a duly noticed public hearing and recommended
approval of the Project by a 3–0 vote, with two Commissioners absent.
The City Council is the final decision-making body for the proposed legislative actions.
Legislative Authority
Adoption of a Specific Plan is a legislative act pursuant to Government Code Sections 65450 through 65457.
The City Council must determine that the Specific Plan is consistent with the General Plan and that the related
amendments maintain internal consistency among the City’s planning documents.
Community Vision and Policy Foundation
• General Plan
The vision to create a Town Center in Diamond Bar originated with adoption of the General Plan 2040 in
December 2019. Community outreach conducted during the General Plan update identified a desire for a
walkable downtown environment with dining, retail, entertainment, and housing opportunities.
The General Plan designated the approximately 45-acre commercial district along Diamond Bar Boulevard
between Golden Springs Drive and the SR-60 Freeway as the Town Center Mixed-Use Focus Area.
The following passage from the General Plan summarizes the community vision (“Vision 2040”) for the Town
Center:
Throughout the General Plan update process, residents of Diamond Bar have expressed a desire for greater
access to dining, entertainment, and retail establishments within the city. More specifically, community input
indicated a desire for the concentration of these new establishments within a walkable area resembling a
more traditional downtown. While Diamond Bar has numerous centers of activity, including the Diamond Bar
Center, the City Hall and Library complex, high schools and various suburban-style commercial centers, the
city lacks a clear community focal point – a role commonly played by a vibrant downtown.
The General Plan established seven Guiding Principles to further expand, reinforce and support the community
vision. Guiding Principle 3 describes the Town Center’s role as follows: “Foster the development of a vibrant,
pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop,
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dine and gather.”
To support the community vision and Guiding Principle 3, the General Plan Land Use and Economic
Development Element sets forth the following Goals for the Town Center:
LU-G-22 -Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden
Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary
specialty retail and dining destination and is accessible to all Diamond Bar residents.
LU-G-23 - Ensure an inviting and comfortable public realm to encourage pedestrian activity in the Town Center
area.
These Goals are further refined into a series of actionable Policies to implement the community vision for a
future Town Center.
• ULI Technical Assistance Panel
In the fall of 2020, the City engaged the Urban Land Institute – Los Angeles (ULI-LA) to assemble a Technical
Assistance Panel (TAP) to gain a better understanding of the market possibilities, implementation strategies,
and design framework to consider as an initial step to implement the policies of the General Plan for the Town
Center Focus Area.
The TAP convened between April 12 - 16, 2021, where panelists were able to visit, analyze and present some
initial recommendations about the opportunities for the project area. The TAP presented its findings and
recommendations at a Special Joint Planning Commission/City Council meeting on April 16, 2021 which was
open to the public.
A crucial outcome of the process was that the TAP found the City’s vision for the Town Center, as expressed in
the Key recommendations from the TAP included the following:
• An increase in the residential densities over that currently allowed by the General Plan 2040 is needed
to encourage new housing options affordable at a mix of income levels, and help drive demand for
new restaurants, retail, walkability, and open and gathering spaces in the Town Center.
• An urban framework with urban-sized blocks, residential density with a priority on pedestrian movement
in and around the focus area is envisioned to create a successful Town Center environment.
• Deliberate design choices can take advantage of the natural topography of the site by creating
pedestrian-only plazas and paseos lined with retail and restaurants to activate the space offering
dramatic views of the San Gabriel mountains.
• Adoption of a Specific Plan would provide the certainty to incentivize investment and create flexibility
to ensure financial feasibility for future development.
In the summer of 2021, ULI-LA published the Diamond Bar Town Center Technical Assistance Panel Report,
which documented the TAP’s land use, design, programming and implementation recommendations for the
Town Center, including the items above.
Community Outreach and Engagement
In July 2022, the City initiated the preparation of the Town Center Specific Plan to implement the vision, goals
and policies set forth in the General Plan, as well as the recommended land use strategies published ULI-LA
TAP Report. A fiscal impact analysis was prepared among the various technical reports and studies prepared
following the kick-off of the TCSP, which recommended a residential buildout of 2,055 dwellings units in the
Town Center.
Public engagement played a significant role in developing the vision, guiding principles and regulatory
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framework for the TCSP. More than 600 individuals subscribed to the dedicated TCSP website
(www.downtown4db.com). Between July 2022 and June 2023, the City hosted two well-attended community
workshops, a week-long design charrette, interviews with most of the property owners within the TCSP Planning
Area, and two joint City Council/Planning Commission study sessions.
Setting and Location
As stated, the Town Center Planning Area is located along the segment of Diamond Bar Boulevard between
Golden Springs Drive and the 60 Freeway. The Planning Area encompasses approximately 45 acres, and is
currently developed with automobile-oriented retail and commercial uses. Surrounding land uses include
single-family residential neighborhoods, commercial development, and public facilities. The Planning Area is
served by major arterial roadways and is identified in the General Plan as a key opportunity area for
reinvestment and intensification.
Town Center Planning Area
ANALYSIS:
Project Description
The TCSP establishes land use regulations, development standards, and implementation policies intended to
facilitate incremental redevelopment of the Planning Area over time.
The Plan regulates:
• Permitted uses
• Development intensity
• Building height and massing
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• Site design and public realm standards
• Residential transitions
The Specific Plan is implemented through concurrent General Plan and zoning amendments to ensure
consistency.
Land Use and Buildout Targets
The TCSP allows a mix of residential, commercial, hotel, entertainment, and public open space uses. At
buildout, the Specific Plan envisions the following land use and buildout profile:
• Up to 2,055 residential units;
• Up to 200 hotel rooms;
• Approximately 446,000 square feet of commercial space; and
• Approximately 40,000 square feet of public open space.
Land Use Plan
The illustrative site shown below represents a buildout scenario envisioned by the land use and development
standards written into the TSCP regulatory document. The plan shows one potential layout for the various land
uses permitted and encouraged in the Specific Plan, including ground-floor commercial with residential
above, civic amenities, and public open spaces.
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Inclusionary Point System
A central component of the Specific Plan is the Inclusionary Point System, a voluntary, formula-based
alternative to State Density Bonus Law. The Plan establishes a base density of 30 dwelling units per acre.
Density above that base may be achieved either through State Density Bonus Law or through the Inclusionary
Point System, but not both. Each Inclusionary Point increases allowable density by 10 percent, or 3 dwelling
units per acre.
Points may be earned through:
• Provision of affordable housing
• Ground-floor commercial activation
• Parcel consolidation
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• Hotel uses in designated subareas
This framework links increased development capacity to defined community benefits through objective
standards.
Residential Transitions and Form-Based Standards
The Specific Plan incorporates form-based development standards that regulate height, massing, and site
design based on context and location. Specific provisions address transitions between Town Center
development and adjacent residential neighborhoods through graduated height limits, step-backs, and
massing controls. These standards are objective and enforceable. Together, these form-based standards
provide an objective and enforceable framework to ensure appropriate transitions at residential interfaces
while allowing flexibility for redevelopment within the Town Center.
Existing Service Stations
Legally established service stations within the Planning Area are classified as conforming uses. The Plan allows
continued operation and reinvestment, including ancillary uses subject to Conditional Use Permit approval. This
approach maintains regulatory oversight while recognizing existing economic activity.
Complete Streets and Road Diet
The City continues to advance a Complete Streets initiative along Diamond Bar Boulevard as a separate
capital planning effort focused on multimodal safety and accessibility. As part of the Complete Streets
evaluation, a road diet configuration was analyzed as one potential design option. The transportation analysis
determined that the road diet, as modeled, would not reduce traffic flow due to operational improvements
such as dedicated turn lanes. However, public input did not support incorporating the road diet as a required
element of the Specific Plan. Accordingly, the TCSP proceeds without mandating a road diet, while preserving
flexibility for future roadway design decisions through the City’s Complete Streets planning process.
Consistency with Adopted Plans
The TCSP is consistent with the Diamond Bar General Plan 2040, as amended, which identifies the Planning
Area as a focus area for reinvestment and mixed-use intensification. The Project is also consistent with the
City’s certified 2021–2029 Housing Element. The Planning Area was identified as a key opportunity site capable
of accommodating higher-density residential development to support the City’s Regional Housing Needs
Allocation.
ENVIRONMENTAL REVIEW:
Certification of the Final Supplemental EIR
In accordance with CEQA, the City prepared a Supplemental Environmental Impact Report for the Project.
The Final SIR supplements the previously certified General Plan EIR and Housing Element Addendum. Prior to
approving the Project, the City Council must certify that:
1. The Final SIR has been completed in compliance with CEQA;
2. The Final SIR was presented to and reviewed by the City Council; and
3. The Final SIR reflects the City’s independent judgment and analysis.
The Final SIR consists of the Draft SIR, all comments received, responses to comments, and revisions where
appropriate. The City Council’s certification signifies compliance with CEQA’s informational requirements and
consideration of the environmental analysis prior to taking action.
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Findings of Fact
Pursuant to CEQA Guidelines Section 15091, the City Council must adopt Findings of Fact for each significant
effect identified in the Final SIR. The Findings identify mitigation measures that reduce impacts where feasible
and explain why certain impacts remain significant and unavoidable despite incorporation of all feasible
mitigation. The Mitigation Monitoring and Reporting Program ensures implementation of all adopted
mitigation measures.
Significant and Unavoidable Impacts
The Final SIR identifies significant and unavoidable impacts related to:
• Air Quality
• Transportation, specifically Vehicle Miles Traveled
All feasible mitigation measures have been incorporated into the Project.
Statement of Overriding Considerations
Because significant and unavoidable impacts remain, approval of the Project requires adoption of a
Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093. In adopting the
Statement of Overriding Considerations, the City Council determines that the Project’s economic, social,
housing, fiscal, and planning benefits outweigh its unavoidable environmental impacts. These benefits
include:
• Implementation of the City’s Housing Element and RHNA obligations
• Long-term positive fiscal impacts to the General Fund
• Concentration of growth within an infill focus area
• Realization of the community vision established in the General Plan
• Establishment of a coordinated regulatory framework to guide reinvestment
The Council’s determination represents a legislative policy judgment supported by substantial evidence in the
administrative record.
NOTICE OF PUBLIC HEARING:
On February 20, 2026, notification of the City Council public hearing for the TCSP, including all related
legislative actions, was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to
property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and
notices were posted at the City’s designated community posting sites.
LEGAL REVIEW:
The City Attorney has reviewed and approved the resolutions and ordinance as to form.
PREPARED BY:
Greg Gubman, Director, Community Development
ATTACHMENTS:
1. Resolution No. 2026-05 - Certifying the Final SIR, Adopting Findings of Fact and a Statement of Overriding
Considerations, and Approving the MMRP
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2. Resolution No. 2026-06 - Adopting Amendments to the General Plan in Connection with Adoption of the
Town Center Specific Plan
3. Ordinance adopting the TCSP, Development Code Amendment and Zoning Map Amendment
4. February 10, 2026 Planning Commission Staff Report (without attachments)
5. Draft Minutes from the February 10, 2026 Planning Commission hearing
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1
RESOLUTION NO. 2026-05
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR, CALIFORNIA, CERTIFYING THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (SCH NO. 2018051066), AND
ADOPTING FINDINGS OF FACT, A STATEMENT OF OVERRIDING
CONSIDERATIONS, AND A MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE TOWN CENTER SPECIFIC PLAN.
WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar
General Plan 2040 (“General Plan”) and the Climate Action Plan 2040 (“CAP”) to create
a vision and blueprint for development through 2040. The Diamond Bar General Plan
2040 establishes the Town Center Mixed-Use, Neighborhood Mixed-Use, Transit
Oriented Mixed-Use, and Community Core Overlay focus areas and corresponding land
use designations, estimates that up to 3,750 new housing units could be built in the city
by 2040, and anticipates that much of this growth will occur within these four focus
areas.
WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029
General Plan Housing Element (“2021-2029 Housing Element” or “6th Cycle Housing
Element”), which was subsequently found by the California Department of Housing and
Community Development (HCD) to be in full compliance with State Housing Element Law
(Article 10.6 of the Gov. Code) on October 5, 2022. The 2021-2029 Housing Element
identifies sites to accommodate the City’s Regional Housing Needs Allocation (RHNA) of
2,516 residential units, including through rezoning of underutilized sites in the Town
Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas to
allow residential development at a minimum density of 20 dwelling units per acre and a
maximum density of at least 30 dwelling units per acre.
WHEREAS, in conjunction with the adoption of the General Plan and the CAP, the
City, as lead agency, prepared an Environmental Impact Report, State Clearinghouse
Number 2018051066, to analyze the potential environmental impacts of those plans (the
“EIR”). The City Council certified the EIR on December 17, 2019, and the City fi led a
Notice of Determination on December 18, 2019. In conjunction with the adoption of the
2021-2029 Housing Element, the City, as lead agency, evaluated the potential
environmental impacts of the Housing Element in an addendum to the EIR, and the City
Council adopted the addendum on August 11, 2022.
WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025 -
04 approving an amendment to the Land Use Element of the General Plan to establish a
minimum residential density of 20 dwelling units per acre and a maximum residential
density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and
Neighborhood Mixed-Use Land Use Designations.
WHEREAS, on February 4, 2025, the City Council adopted Ordinance No. 01
(2025), establishing the housing element site (H) overlay district to provide development
and land use regulations for the development of multifamily dwellings on specified sites
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2
identified in the City of Diamond Bar 2021-2029 Housing Element to accommodate the
City’s RHNA requirements. The Zoning Map was concurrently amended to apply the H
overlay district designation to those parcels with a General Plan land use designation of
Town Center Mixed-Use, Neighborhood Mixed-Use, and Transit-Oriented Mixed-Use.
The H overlay district establishes a maximum residential density of 30 dwelling units per
acre. Because the H overlay district implements the densities established in the General
Plan Land Use Element and required by the 2021-2029 Housing Element for the Town
Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas,
the City Council determined that the rezoning of the specified sites would not result in any
new significant impacts or a substantial increase in the severity of previously identified
significant impacts; therefore, no further environmental analysis was required. (Public
Resources Code § 21166; CEQA Guidelines §§ 15168, 15162.)
WHEREAS, the Town Center Mixed Use land use designation (“Town Center” or
“Planning Area”) consists of approximately 45 acres, bounded on the north by the
Pomona Freeway (State Route [SR] 60), on the east by a neighborhood of single -family
homes, on the south by Lorbeer Middle School and Mount Calvary Lutheran Church and
School, and on the west by the Fall Creek private condominium community. The Planning
Area is composed of 35 individual parcels with 23 unique property owners within a
suburban-style commercial district. The Planning Area is centered around Diamond Bar
Boulevard, a six-lane thoroughfare with painted bike lanes, that bisects the Town Center
and extends over 1,800 feet. It is bounded on the south by Golden Springs Drive for
approximately 1,600 feet and on the north by the SR -60 Freeway. Access to the Town
Center is provided by both SR-60 and SR-57. Travelling on SR-60, access to the Town
Center can be attained by Diamond Bar Boulevard (Exit 26).
WHEREAS, the Land Use and Economic Development Element of the General
Plan established the Town Center Mixed-Use land use designation to transform a
suburban style, auto-oriented neighborhood commercial area into a “vibrant, pedestrian-
oriented Town Center in Diamond Bar” to “encourage a mix of uses with an emphasis on
community-serving and destination retail, dining, and entertainment uses, in addition to
offices, professional services, and residential uses.
WHEREAS, in July 2022, the City initiated preparation of the Town Center Specific
Plan (“TCSP”) to implement the vision, goals and policies set forth in the General Plan,
as well as the recommended land use strategies published in the Urban Land Institute-
Los Angeles (“ULI-LA”) Technical Assistance Panel (“TAP”) Report, published in April
2021. One of the TAP Report’s key recommendations was to accommodate a residential
buildout of more than 2,000 dwellings units in the Town Center, or approximately 700
more dwelling units than what a base density of 30 dwelling units per acre would yield
under the current General Plan and zoning designations.
WHEREAS, the TCSP will establish a regulatory framework to guide the
transformation of the Town Center from the existing suburban-style retail shopping
centers into a pedestrian-oriented downtown, providing housing opportunities, retail,
restaurants, and entertainment uses within the City of Diamond Bar. Implementation of
the TCSP is anticipated to result in the development of up to 2,055 housing units (an
increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet
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3
of public open space (an increase of 40,000 square feet); and 446,000 square feet of
commercial space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area under the
General Plan, as amended by the 2021-2029 Housing Element. This proposed increase
in density is consistent with the major conclusions TAP report, which found that higher
residential densities are appropriate for achieving a viable, mixed-use Town Center.
Supporting infrastructure and development standards will be implemented through the
TCSP and associated entitlements.
WHEREAS, approval and implementation of the TCSP requires City Council
adoption of concurrent legislative actions, including a General Plan amendment and an
ordinance to amend the Official Zoning Map and Title 22 of the Diamond Bar City Code
(“Development Code”) to establish the TCSP as the regulatory document governing the
Town Center. These actions would revise the General Plan criteria and the zoning
designation applicable to the Planning Area as necessary to ensure consistency with, and
implementation of, the TCSP’s framework, including maximum residential density and
permitted uses. The General Plan Amendment, TCSP, and amendments to the Official
Zoning Map and the Development Code collectively constitute the “Project.”
WHEREAS, the City of Diamond Bar (“City”) is the Lead Agency for the Project,
as defined by Section 21067 of the California Environmental Quality Act (“CEQA”)
Statutes (Public Resources Code Section 21000 et seq.).
WHEREAS, the City determined that the appropriate environmental document for
the Project would be a Supplemental Environmental Impact Report (“SIR”) to the certified
General Plan and CAP Program EIR (“Certified EIR”), as addended on August 11, 2022
with adoption of the 2021-2029 Housing Element Update.
WHEREAS, the SIR supplements the previously certified 2019 General Plan and
CAP Program EIR, as addended, which remains operative except as modified by the SIR.
WHEREAS, on June 5, 2023, the City disseminated a Notice of Preparation
(“NOP”) to solicit comments on the scope and content of the SIR. The NOP was sent to
the California Office of Land Use and Climate Innovation State Clearinghouse (“SCH”),
the Los Angeles County Clerk of the Board, and to responsible and trustee agencies;
noticed in the San Gabriel Valley Tribune; mailed to interested stakeholders, property
owners and business owners within a 1,000-foot radius of the Planning Area, inclusive of
the Planning Area; and emailed to individuals who subscribed to receive TCSP
notifications. The NOP was circulated for a 30-day review period that commenced on
June 5, 2023, and ended on July 5, 2023.
WHEREAS, On June 8, 2023, as part of the scoping process, a Scoping meeting
was held at Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, California, during
which 30 verbal comments were received and incorporated where appropriate into the
Draft SIR.
WHEREAS, five public agencies and two individuals submitted written comments
on the NOP. These comments were considered and incorporated where appropriate into
the Draft SIR.
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4
WHEREAS, a Draft SIR was prepared, incorporating all of the mandated contents
set forth pursuant to CEQA Guidelines Section 15120 et seq.
WHEREAS, on August 25, 2025, upon completion of the Draft SIR, a Notice of
Completion (“NOC”) was filed with SCH, and a Notice of Availability (“NOA”) was filed
with the County of Los Angeles Clerk of the Board, as required by Public Resources Code
Section 21092. Pursuant to CEQA Guidelines Section 15087, t he City also sent the NOA
to anyone requesting it. The NOA was also published in the San Gabriel Valley Tribune
on August 25 and September 8, 2025, and copies were mailed to 910 interested parties,
property owners and business owners within a 1,000 -foot radius of the Planning Area,
inclusive of the Planning Area. The Draft SIR was concurrently made available for public
review on the City’s dedicated TCSP website (www.downtown4db.com), and hardcopies
were made available for public review at City Hall (21810 Copley Drive, Diamond Bar, CA
91765) and at the Diamond Bar Public Library (21800 Copley Drive, Diamond Bar, CA
91765).
WHEREAS, the State-mandated public review period for the Draft SIR is 45 days.
The public review period ran for a total of 46 days, from August 25, 2025 to October 10,
2025.
WHEREAS, a total of 28 comment letters and emails were on the Draft SIR during
the public review period from public agencies, public interest organizations and
individuals.
WHEREAS, after receiving public comments on the Draft SIR, the City prepared a
Final SIR for the TCSP. The Final SIR includes the written comments received on the
Draft SIR and the City’s responses thereto. The Final SIR identifies minor revisions to the
Draft SIR and TCSP made in response to comments received on the Draft SIR, as well
as minor corrections to the documents that have been identified by City staff.
WHEREAS, a Mitigation Monitoring and Reporting Program (“MMRP”) was
prepared in conformance with Public Resources Code Section 21081.6(a)(1) and is
attached hereto as Exhibit 1 and hereby incorporated by reference.
WHEREAS, findings of Fact and a Statement of Overriding Considerations
(“FOF/SOC”) were prepared in conformance with CEQA Guidelines Sections 15091 and
15093 and are attached hereto as Exhibit 2 and hereby incorporated by reference.
WHEREAS, on February 5, 2026, the Final SIR, MMRP and FOF/SOC were
uploaded to the TCSP website, and hardcopies were made available for public review at
City Hall and at the Diamond Bar Public Library.
WHEREAS, on February 10, 2026, the Planning Commission of the City of
Diamond Bar conducted a duly noticed public hearing regarding the Project, solicited
testimony from all interested individuals regarding the Project, the SIR, the MMRP, and
the FOF/SOC, and concluded said hearing on that date.
WHEREAS, all legal prerequisites to the adoption of this resolution have occurred.
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5
WHEREAS, the documents and materials constituting the administrative record of
the proceedings upon which the City’s decision is based are located at the City of
Diamond Bar, Community Development Department, Planning Division, 21810 Copley
Drive, Diamond Bar, CA 91765.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Diamond Bar, as follows:
Section 1. That all of the facts set forth in the Recitals, Part A, of this Resolution
are true and correct.
Section 2. The City Council hereby adopts the findings of fact attached hereto
as Exhibit 2.
Section 3. The City Council hereby adopts the mitigation monitoring and
reporting program attached hereto as Exhibit 1.
Section 4. That with the implementation of the identified mitigation measures,
all potentially significant impacts will be reduced to a level of less than significant with the
exception of the following:
a. Air Quality (Operational Emissions) – Construction-related emissions would be
below South Coast Air Quality Management District (“SCAQMD”) significance
thresholds with implementation of mitigation measures. However, operation of the
TCSP would result in a cumulatively considerable net increase in criteria pollutants
for which the region is in nonattainment. As shown in Tables 3.2-7 and 3.2-8 of the
SIR, operational emissions of reactive organic gases (ROG), nitrogen oxides
(NOx), carbon monoxide (CO), particulate matter (PM2.5), and particulate matter
(PM10) would exceed applicable SCAQMD significance thresholds. Accordingly,
operational air quality impacts would remain significant and unavoidable. [Impact
3.2.2]
b. Air Quality (Sensitive Receptors) – Construction-related impacts to sensitive
receptors would be below SCAQMD significance thresholds with mitigation.
However, operation of the TCSP would expose sensitive receptors to pollutant
concentrations associated with operational emissions of ROG, NOx, CO, PM2.5,
and PM10 at levels exceeding SCAQMD thresholds. Accordingly, operational
impacts to sensitive receptors would remain significant and unavoidable. [Impact
3.2.3]
c. Transportation – Implementation of the Proposed Project would conflict or be
inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b). [Impact
3.8.1]
Section 5. That the Statement of Overriding Considerations has identified the
specific economic, legal, social, technological, or other benefits that override each of the
significant and unavoidable impacts associated with the implementation of the TCSP.
The City Council hereby adopts the statement of overriding considerations set forth in
Exhibit 2 attached hereto.
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6
Section 6. The City Council hereby certifies the SIR, consisting of the Draft SIR,
all related technical appendices, and the Final SIR, as complete and adequate. The City
Council finds that:
a. The SIR has been prepared and completed in compliance with CEQA (Public
Resources Code §21000 et seq.) and the State CEQA Guidelines;
b. The City Council has reviewed and considered the information contained in the
SIR prior to approving the Project; and
c. The SIR reflects the City’s independent judgment and analysis.
Section 7. The City Clerk shall attest and certify to the passage and adoption of
this Resolution and enter it into the book of original resolutions, and it shall become
effective immediately upon its approval.
PASSED, APPROVED AND ADOPTED this 3rd day of March, 2026.
CITY OF DIAMOND BAR
Steve Tye, Mayor
ATTEST
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Resolution was duly and regularly passed, approved and adopted by the City
Council of the City of Diamond Bar, California, at its regular meeting held on the 3 rd day of
March, 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
______________________
Kristina Santana, City Clerk
Attachment: Exhibit 1 – Mitigation Monitoring and Reporting Program
Exhibit 2 – Findings of Fact and Statement of Overriding
Considerations
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DIAMOND BAR TOWN CENTER SPECIFIC PLAN
MITIGATION MONITORING AND REPORTING PROGRAM
SCH NO. 2018051066
PREPARED FOR:
CITY OF DIAMOND BAR
21810 COPLEY DRIVE
DIAMOND BAR, CA 91765
PREPARED BY:
SAPPHOS ENVIRONMENTAL, INC.
430 NORTH HALSTEAD STREET
PASADENA, CALIFORNIA 91107
JANUARY 22, 2026
Page 125 of 618
Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program
January 22, 2026 Page 2
1. INTRODUCTION
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to Public
Resources Code Section 21081.6, which requires a Lead Agency to adopt a “reporting or
monitoring program for changes to the project or conditions of project approval, adopted in order
to mitigate or avoid significant effects on the environment.” In addition, Section 15097(a) of the
California Environmental Quality Act (CEQA) Guidelines requires that a public agency adopt a
program for monitoring or reporting mitigation measures and project revisions, which it has
required to mitigate or avoid significant environmental effects. This MMRP has been prepared in
compliance with the requirements of CEQA, Public Resources Code Section 21081.6, and
Section 15097 of the State CEQA Guidelines.
As stated in State CEQA Guidelines Section 15097(c), “monitoring” refers to the ongoing or
periodic process of the project oversight provided by the “Monitoring Agency.” “Reporting” refers
to written compliance review that will be presented to the decision-making body or authorized staff
person. A report can be required at various stages throughout the project implementation or upon
completion of the mitigation measure.
The City of Diamond Bar is the Lead Agency for the Diamond Bar Town Center Specific Plan
Alternative 3 (hereafter, Alternative 3) and, therefore, is responsible for administering and
implementing the MMRP.
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2. PROJECT DESCRIPTION
Planning Horizon
The planning horizon is the period of time for which Alternative 3 looks ahead in order to
comprehensively plan for the City’s next major phase of growth, change, and development.
Alternative 3 establishes a horizon year of 2040, consistent with the City of Diamond Bar General
Plan 2040 (General Plan 2040).1
Alternative 3: High Density, No Road Diet
Alternative 3 would involve the phased redevelopment of approximately 45 acres of existing
suburban-style retail shopping centers. Currently, the Planning Area has 510,000 square feet of
existing commercial space comprised of retail, dining, and medical office, as well as 97 hotel
rooms. Alternative 3 includes objective design standards that would apply a unified design vision
to all future development to create a “sense of place.”
Development Buildout
Alternative 3 would result in up to 2,055 housing units (increase of 705 units); 200 hotel rooms
(increase of 103 rooms); 40,000 square feet of public open space (increase of 40,000 square
feet); and 446,000 square feet of commercial space (decrease of 64,000 square feet), including
retail, dining, and entertainment uses (Table 2-1, Alternative 3 Maximum Buildout). The proposed
increase in density is consistent with the major conclusions of the Urban Land Institute – Los
Angeles (ULI-LA) Technical Assistance Panel (TAP) report, which states that “The TAP’s vision
for the Diamond Bar Town Center includes higher residential densities than currently allowed in
the Vision 2040 General Plan.”2 Alternative 3 would also include supporting infrastructure through
the adoption of Alternative 3 and associated entitlements.
To ensure a conservative approach, the analysis assumes maximum buildout of new housing
units, new commercial development, and related uses (Table 2-1). Actual buildout is dependent
on market conditions, birth rates, death rates, immigration rates, availability of resources, and
entitlement processes from federal, state, and local regulations. Actual buildout of Alternative 3
would involve the development of new driveways and privately owned accessways between
development within the Planning Area in addition to the development associated with housing,
hotels, and commercial space. New development would be required to conform to the Objective
Design Standards and Guidelines of the Specific Plan. Based on the density of development, the
Diamond Bar Town Center Specific Plan Supplemental Environmental Impact Report (SIR)
assumes that maximum buildout of Alternative 3 would involve construction of three- to six-story-
high buildings within the Planning Area.3
1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
2 Urban Land Institute. April 2021. Diamond Bar Town Center Technical Assistance Panel Report.
https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId=
(accessed October 29, 2024).
3 City of Diamond Bar. 2026. Diamond Bar Town Center Specific Plan: Final Supplemental Environmental Impact
Report. State Clearinghouse No. 2018051066. Prepared by Sapphos Environmental, Inc.
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TABLE 2-1
Alternative 3 Maximum Buildout
General Plan 2040 Existing
Conditions (2023) High Density, No Road Diet
Housing units 0 2,055
Hotel 97 rooms 200 rooms
Retail/commercial 510,000 SF 446,000 SF
Open space 0 SF 40,000 SF
Road diet No No
Number of Diamond Bar Blvd traffic lanes 6 lanes (within Planning Area) &
landscaped median
6 lanes
Travel lane width 11–14.5 feet 11–14.5 feet
Turn pocket width 8.5–15 feet 8.5–15 feet
Bicycle lanes on Diamond Bar Blvd Yes (Class II/on street) Yes (Class II/on street)
Street parking on Diamond Bar Blvd Not allowed Not allowed
Sidewalk width on Diamond Bar Blvd 8–15 feet 8–15 feet
Bicycle lanes on Golden Springs Dr Yes (Class II) Yes (Class II)
Bicycle lanes on Grand Avenue No No
Bicycle lanes on Prospectors Road No No
Bicycle lanes on Sunset Crossing Road No No
Source: Transportation Study (Appendix F to Supplemental Environmental Impact Report).
City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
Note: Class II Bicycle Lanes: on-street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and
signage.
The width of a typical sidewalk for a major arterial street through a commercial zone is 12–15 feet or more.
The General Plan 2040 proposes Class IV and Class III bicycle facilities within the Planning Area.
As indicated in Section 6.5 of the Specific Plan, structures would be up to 45 to 75 feet high
depending on building type (see Table 2-2, Alternative 3 Maximum Building Heights by Building
Type). Additionally, for height averaging, up to 30 percent of the building footprint area may be
one story (10 feet) taller than the maximum height allowed in a given zone, provided an equal
amount of building footprint area is one story (10 feet) shorter than the maximum allowed height.
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TABLE 2-2
Alternative 3 Maximum Building Heights by Building Type
Maximum Height Building Types
45 feet Town House
50 feet Flex/Loft Building
55 feet Exposed Garage Building
65 feet Courtyard Building
Urban Supermarket
Urban Anchor Building
75 feet Liner Building with Garage
Urban Block Building
Alternative 3 Development Standards
Alternative 3 contains numerous development standards that would avoid and/or reduce
environmental impacts. These design standards are described in detail in the Specific Plan in
Appendix G (Town Center Specific Plan) to the Draft SIR, with a selection presented in Table 2-
3, Alternative 3 Design Standards.
TABLE 2-3
Alternative 3 Design Standards
Specific Plan Section Relevance
3. Public Realm Design features in public space that encourage pedestrian activity, and reduce
reliance on cars.
4. Infrastructure Upgrades to infrastructure, potentially resulting in a reduction in water and
energy use.
5. Land Use, Density and
Intensity Standards
Allowable residential uses and densities to support a variety of housing
opportunities.
6. Objective Design Standards Support the development of a “sense of place” throughout the Planning Area by
setting forth building types, massing, landscaping, grading, lighting, parking,
pedestrian and bicycle access, utilities, signage, architectural standards et al.
The design components or characteristics of future development under the Specific Plan would
comply with these development standards. For example, future development would require trash
receptacles to be covered and properly maintained in order to prevent potentially adverse odors.
In addition to design standards, the Specific Plan identifies constraints, opportunities, and other
guidance to support the City’s goal of transforming the Planning Area into the vision described
therein.
Construction Scenario
The Specific Plan is a planning-level document and, as such, there are no known projects,
construction dates, or construction plans at this time. However, the type and size of total
anticipated growth were estimated for the purposes of this environmental analysis, including a
reasonable worst-case annual construction scenario.
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Although future development that would occur under Alternative 3 would be subject to market
conditions and various factors, the analyses throughout the Supplemental Environmental Impact
Report (SIR) assume the maximum buildout that could occur with Alternative 3 implementation.
Individual development projects that could occur under Alternative 3 would be subject to the
applicable provisions of CEQA and would require additional survey, design, and engineering work
to support design development and ultimately project construction, operation, and maintenance.
The existing land uses within the Town Center Focus Area that would not be redeveloped would
remain open during the construction of individual projects, with portions of the subject property
closed off as necessary for construction activity. The anticipated development described in the
Specific Plan would be constructed within the Planning Area boundaries.
The exact locations of future projects and construction that would occur under Alternative 3 are
not known at this time, although it is assumed that some of the activities would take place in close
proximity to sensitive receptors, such as homes and schools. The severity of impacts due to
construction (such as air quality or noise) would ultimately depend on project-specific information,
such as the proximity of construction activities to sensitive receptors, the presence of intervening
barriers, the number and types of equipment used, and the duration of the activity. While these
details are not available at this time, it is assumed that future projects would comply with all
applicable federal, state, regional, and local regulations and standards.
Construction Schedule
While phasing of individual projects cannot be determined, construction impacts were analyzed
based on the assumption that construction could begin as early as summer 2025, and continue
through 2041, consistent with the planning horizon and assumptions of the General Plan 2040.
Construction is forecast based on the expectation that a maximum of 12.5 percent of the total
new development under Alternative 3 could be developed in any year (i.e., an even annual rate
of development over 15-16 years would result in 6.25 percent of Alternative 3 being built per year;
therefore, conservatively, this analysis assumes a maximum of twice that much development per
year or 12.5 percent of Alternative 3’s maximum buildout).
Construction Activities
Construction would require the use of heavy equipment during the demolition, grading,
excavation, and other construction activities with the Planning Area. During each stage of
development for any given construction project, a different mix of equipment would be used. As
such, construction activity would fluctuate depending on the particular type, number, and duration
of use of the various pieces of equipment.
Construction activities would include demolition, site preparation, excavation, grading, building
construction, and paving. The analysis assumes that earthmoving cut and fill of soil would be
minimized onsite to minimize soil import or export by haul trucks. Heavy-duty equipment, vendor
supply trucks, and concrete trucks would be used during construction of foundations and
buildings. Landscaping and architectural coating would occur during the finishing activities.
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Construction Equipment
The following types of construction equipment could potentially be used in the construction of
individual projects under Alternative 3:
Dump trucks
Graders or dozers for earthwork
Concrete/industrial saws
Crew vehicles
Rubber tired dozers
Tractors/loaders/backhoe
Delivery Trucks
Scrapers
Excavators
Cranes
Forklifts
Generator sets
Welders
Pavers
Paving equipment
Rollers
Air compressors
Pile drivers
This list of typical construction equipment was used to evaluate Alternative 3’s potential
construction impacts.
Construction Requirements
Site preparation and construction for individual projects would be undertaken in accordance with
all federal, state, and local applicable building codes. Development within the City, including the
Planning Area, is required to comply with Chapter 22.28, Noise Control, of the Diamond Bar City
Code. Daily construction activities would be undertaken Monday through Saturday, between 7:00
a.m. and 7:00 p.m. No work shall be conducted on Sundays or any recognized federal, state, or
local holidays.4
The construction contractor shall ensure that all construction and grading equipment is properly
maintained. All stockpiles shall be covered at all times when not in use. Best management
practices (BMPs) shall be utilized through the duration of the construction per the Storm Water
Pollution Prevention Plan (SWPPP).
In accordance with Section 7050.5 of the California Health and Safety Code, if human remains
are encountered during excavation activities, the County Coroner shall be notified within 24 hours
of the discovery. No further excavation or disturbance of the site or any nearby areas reasonably
suspected to overlie adjacent remains within 100 feet shall occur until the County Coroner has
determined the appropriate treatment and disposition of the human remains.
4 City of Diamond Bar. N.d. Chapter 22.28 – Noise Control. Diamond Bar City Code.
https://library.municode.com/ca/diamond_bar/codes/code_of_ordinances?nodeId=CICO_TIT22DECO_ARTIIISIPLGE
DEST_CH22.28NOCO
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3 MMRP
The SIR was prepared to address the potential environmental impacts of Alternative 3. The
evaluation of the Alternative 3’s impacts in the SIR takes into consideration the mitigation
measures (MMs) that were incorporated into the SIR to avoid or reduce potentially significant
environmental impacts. This MMRP is designed to monitor implementation of the MMs identified
for Alternative 3 (Table 3-1, Mitigation Monitoring and Reporting Program).
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
3.1 Air Quality
Certified General Plan EIR Mitigation Measure
MM-AQ-1: Construction Features. Future development projects implemented under the General Plan will be
required to demonstrate consistency with SCAQMD construction emission thresholds. Where emissions from
individual projects exceed SCAQMD thresholds, the following measures shall be incorporated as necessary to
minimize impacts. These measures do not exclude the use of other, equally effective mitigation measures.5
Require all off-road diesel equipment greater than 50 horsepower (hp) used for this Project to meet
USEPA Tier 4 final off-road emission standards or equivalent. Such equipment shall be outfitted with
Best Available Control Technology (BACT) devices including a California Air Resources Board certified
Level 3 Diesel Particulate Filter or equivalent.
Require a minimum of 50 percent of construction debris to be diverted for recycling.
Require building materials contain a minimum 10 percent recycled content.
Require materials such as paints, primers, sealants, coatings, and glues to have a low volatile organic
compound concentration compared to conventional products. If low VOC materials are not available,
architectural coating phasing should be extended sufficiently to reduce the daily emissions of VOCs.
Prior to issuance of
construction permit.
City of Diamond Bar City of Diamond Bar
Community Development
Department
Certified General Plan EIR Mitigation Measure
MM-AQ-2: Future Development. Future development would be required to demonstrate consistency with
SCAQMD’s operational thresholds. For projects where operational emissions exceed regulatory thresholds, the
following measures may be used to reduce impacts. Note the following measures are not all inclusive and
developers have the option to add or substitute measures that are equally or more appropriate for the scope of
their project
Develop a project specific Transportation Demand Management (TDM) program for residents and/or
employees that provides opportunities for carpool/vanpools.
Provide onsite solar/renewable energy in excess of regulatory requirements.
Require that owners/tenants of non-residential or multi-family residential developments use architectural
coatings that are 10 grams per liter or less when repainting/repairing properties.
Require dripless irrigation sensor units that prevent watering during rainstorms.
Prior to discretionary
project approval.
City of Diamond Bar Construction contractor
City of Diamond Bar
Community Development
Department
5 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
Alternative 3 Additional Mitigation Measure
MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect SoCal PEIR
provides guidance for lead agencies in the consideration of project-level mitigation measures to reduce substantial
adverse effects related to a violation of air quality standards, in accordance with sections 15091(a)(2) and
15126.4(a)(1)(B) of the State CEQA Guidelines. The City shall consider implementation of the following measures
to reduce impacts, including (but not limited to):6
Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the soil is wet
enough to prevent dust plumes;
Cover trucks when hauling dirt;
Require projects to use Tier 4 Final equipment or better for all engines above 50 horsepower (hp). In the
event that construction equipment cannot meet Tier 4 Final engine certification, the project representative
or contractor must demonstrate through future study with written findings supported by substantial
evidence that is approved by SCAG before using other technologies/strategies.
Measures identified
prior to issuance of
construction permit.
Measures monitored
from the initiation of
grading through
construction completion
City of Diamond Bar City of Diamond Bar
Community Development
Department
Alternative 3 Additional Mitigation Measure
MM-AQ-4: Per the CAPCOA Handbook,7 the City shall implement the following measure to reduce construction
emissions further for the refined project:
C-3: Use Local Construction Contractors
Prior to the release of
grading and
construction permits
City of Diamond Bar City of Diamond Bar
Community Development
Department
Alternative 3 Additional Mitigation Measure
MM-AQ-5: Per the CAPCOA Handbook,8 the City shall implement the following measures to reduce operation
emissions further for the refined project, including (but not limited to):
E-2: Require Energy Efficient Appliances
E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in Residences
E-12-B: Install Electric Space Heater in Place of Natural Gas Heaters in Residences
E-13: Install Electric Ranges in Place of Gas Ranges
E-15: Require All-Electric Development
T-23: Community-Based Travel Planning
AS-1: Use Low-VOC Cleaning Supplies
AS-2: Use Low-VOC Paints
LL-1: Replace Gas Powered Landscape Equipment with Zero-Emission Landscape Equipment
Prior to City Approval of
Plans and
Specifications
City of Diamond Bar City of Diamond Bar
Community Development
Department
6 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program%20to%3A,and%20%287%29%20utilize%20existing%20review%20processes%20wherever%20feasible.
7 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf
8 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
Alternative 3 Additional Mitigation Measure
MM-AQ-6: The CAPCOA Handbook9 also offers qualitative or supporting measures. The refined project’s Mobile
and Area emissions are the two most prominent sources of operational Air Quality emissions based on the best
available data. The City shall consider implementation of the following supporting measures to reduce
transportation emissions further for the refined project, including (but not limited to):
T-30: Using cleaner-fueled vehicles.
T-18: Provide Pedestrian Network Improvement.
T-13: Implement Employee Parking Cash-Out.
T-21-A: Implement Conventional Carshare Program.
Prior to City approval of
Project Plans and
Specifications
City of Diamond Bar City of Diamond Bar
Community Development
Department
Alternative 3 Additional Mitigation Measure
MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook supporting measure to
reduce Area emissions:
LL-2: Implement a yard equipment exchange program, which would require the refined project to
participate in an established yard equipment exchange program, supplement an established program, or
implement a new program.
Prior to issuance
of Certificate of
Occupancy
City of Diamond Bar City of Diamond Bar
Community Development
Department
Alternative 3 Additional Mitigation Measure
MM-TRANS-1: TDM Program. The refined project shall incorporate design features and transportation demand
management (TDM) measures known to reduce baseline and cumulative project-generated VMT as much as
feasible. These features and measures, originally described in the Transportation Study for the Diamond Bar Town
Center Specific Plan project, comprise the project’s TDM Program. The TDM Program conforms to VMT mitigation
guidelines found in City of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of
Service Assessment (September 2020).
Some components of the TDM Program consist of physical features of the refined project’s design which shall be
implemented over the duration of buildout of the refined project. Others which have an operational component will
be implemented as early as feasible based on the land use mix and infrastructure as the project is built over time.
The City shall designate a TDM Coordinator to oversee implementation and ensure continued operation of the VMT
reduction strategies. The TDM Coordinator shall also produce annual monitoring reports describing the TDM
strategies implemented under the TDM Program and the effectiveness of the program. The reports shall be
submitted to the City for review to ensure that the mitigation obligations described in the TDM Program Plan are
fulfilled. The TDM Coordinator position — which may be part-time or full-time as deemed necessary — shall
eventually be funded through fees paid by the developers for common area maintenance and management.
Each feature and measure is described in detail below, along with its implementation schedule, measure of
effectiveness, and monitoring and reporting requirement:
Prior to issuance
of Certificate of
Occupancy.
Monitoring shall be
conducted via annual
reports submitted to the
city by the
Transportation Demand
Management (TDM)
Coordinator.
The City of Diamond Bar,
who shall review annual
reports to ensure
appropriate responses to
approved measures are
practiced.
The City of Diamond Bar’s
Transportation Demand
Management (TDM)
Coordinator. Funding for this
role to be fulfilled through
fees paid by the developers
for common area
maintenance and
management.
9 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
Increased Bicycle Access: Through the Road Diet and the City’s Complete Streets project (being
undertaken separately from the refined project), the refined project shall incorporate Class IV protected
bicycle lanes on Diamond Bar Boulevard between Gentle Springs Lane / Palomino Drive and Golden
Springs Drive to upgrade the existing Class II bicycle lanes. This improvement from unprotected to
protected bicycle lanes reduces stress for bicyclists and, therefore, encourages bicycles as a mode choice.
These bicycle lanes would be implemented as part of the Road Diet, which would dictate its timing. Aside
from ensuring it is included in the Road Diet, there is no further monitoring or reporting requirement for this
measure.
Bike Facilities: The TDM Program shall include secure bicycle parking for residents and employees per City
requirements. Each application for development under the Diamond Bar Town Center Specific Plan will be
required to demonstrate that it provides bicycle parking in accordance with City requirements. The annual
monitoring report would summarize how many bicycle parking spaces have been installed within the
Planning Area.
First-Mile / Last-Mile Space: The TDM Program shall dedicate space in a central location for first mile / last-
mile solutions such as bike share, scooter share, or a future mode to serve medium-distance trips to larger
transit hubs, such as the City of Industry Metrolink Station, located approximately 3.3 miles away. This
space, which may be located in a parking structure, a building, or outside, will be set aside and constructed
prior to receiving certificate of occupancy for 50% of allowed development (measured in square feet) under
the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with one or more
service providers to populate the space with first-mile / last-mile solutions made available to the public. Prior
to construction of this space, the annual monitoring report will track the amount of development that has
occurred under the Diamond Bar Town Center Specific Plan to ensure the space is provided on schedule.
Following its construction, the annual monitoring report will identify the services provided, pricing, and the
level of utilization on a monthly basis over the prior year. Based on the Transportation Study, there is no
target level of utilization for these services. However, the TDM Coordinator should periodically review the
costs and benefits of the program compared with the level of utilization and, if necessary, identify alternative
types of services that may be provided within this space to more effectively reduce VMT.
Improved Pedestrian Network: This TDM Program includes the development of new connections within the
Planning Area and connecting to other areas. The refined project would improve pedestrian connectivity
within the Planning Area, such as between the portion of the site fronting Golden Springs Drive and the
portion of the site fronting Diamond Bar Boulevard, which is currently blocked by buildings, landscaping, and
a grade differential. It would improve pedestrian connectivity to the surrounding areas, including by
providing a connection to Prospectors Road and the residential neighborhood it serves. These features
enhance walkability and accessibility. These pedestrian network connections are fundamental to the design
guidelines incorporated into the Diamond Bar Town Center Specific Plan and will be implemented gradually
throughout the duration of buildout. There is no further monitoring or reporting requirement for this measure.
Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide parking spaces and
subsidies for car sharing services such as ZipCar, Car2Go, GetAround, etc. or the TDM Coordinator may
develop agreements with one or more rideshare companies (e.g., Uber or Lyft) to provide subsidized rides
for eligible residents and employees to or from the Planning Area. Such programs allow residents to forego
car ownership but still have a vehicle available for certain types of trips where walking, bicycling, carpooling,
or transit are not reasonable options. If the car sharing service option is selected, spaces shall be set aside
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
upon construction of any parking structure in the Planning Area and the TDM Coordinator will work with a
service provider to provide a car sharing solution with at least two vehicles. The efficacy of the program
shall be measured by the number of uses per month per vehicle. If the vehicles are used an average of two
or more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles are used
fewer than one time per day on average, the TDM Coordinator should consider additional marketing or
reducing the fleet. If a rideshare agreement is made in lieu of a car sharing service, it shall be implemented
prior to receiving a certificate of occupancy for 30% of allowed development under the Diamond Bar Town
Center Specific Plan and would be open to all residents and employees within the Planning Area. The
program should target participation on a monthly basis by at least 5% of households and 1% of employees.
If participation is below these levels, the TDM Coordinator should consider additional marketing or
increasing subsidies. The annual monitoring report will include a summary of the services offered and prices
(or subsidy amounts) and a summary of utilization on a monthly basis, including the number of unique
users.
Commute Trip Reduction Marketing & Education: The TDM Program shall implement a marketing campaign
for project employees and visitors encouraging the use of transit, shared rides, and active modes to reduce
VMT. The TDM Program would target this campaign at employees, residents, and visitors to the Planning
Area. This campaign would be implemented following certificate of occupancy for 30% of allowed
development under the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall
include a copy of all marketing and educational materials and a summary of any outreach efforts from the
prior year.
Employee Parking Cash-out: The TDM Program shall charge employers for employee parking and
employers will be required to reimburse employees for the cost of parking if they don’t park a car at work.
This provides a direct monetary benefit to the employee for choosing alternative travel modes and has been
shown to reduce VMT. Paid employee parking cannot begin until parking areas are converted to controlled
access which will not occur until one or more parking structures are completed. Therefore, employee
parking cash-out shall begin upon commencement of paid employee parking. The efficacy of the employee
parking cash-out program should be measured as the ratio of the number of employees taking advantage of
the cash-out program to the number of leased spaces by employers. The program should target a 2%
participation rate in accordance with the level of employee VMT reduction estimated in the Transportation
Study. The annual monitoring report shall include the numbers used to calculate the participation rate as
well as information on parking pricing. If the target participation rate is not met, corrective measures should
be implemented by the TDM Coordinator, such as enhanced marketing of the program or raising the price of
parking.
Unbundled Residential Parking: The TDM Program shall require parking to be leased to residents
separately from their residential unit leases. This makes the cost of automobile storage transparent to
residents, provides a direct monetary benefit to living without owning a vehicle, and reduces VMT by
encouraging alternate modes of transportation. To ensure effectiveness, the TDM Program shall require
pairing with the implementation of a residential parking permit program in nearby residential neighborhoods
to avoid shifting project resident parking into those neighborhoods. Unbundled residential parking will be
incorporated into any and all residential development under the Diamond Bar Town Center Specific Plan.
The efficacy of the unbundled residential parking program should be measured as the ratio of the number of
leased residential spaces compared to the parking requirement associated with the residential units, as
calculated based on the City Code of Ordinances, Section 22.30.040 accounting for the specific unit mix.
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure (MM) Monitoring Phase Enforcement Agency Monitoring Agency
Verification
Initials Date Remarks
The target ratio should be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance
with the level of residential VMT reduction estimated in the Transportation Study. The annual monitoring
report shall include the numbers used to calculate the residential parking ratio as well as information on
parking pricing. If the target ratio is not met, residential parking pricing should be increased and marketing
and education efforts to residents regarding alternative modes of transportation should be increased.
The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible, which may require
periodic re-evaluation of the measures described above. The TDM Coordinator shall use the information compiled
in the annual reports to evaluate the effectiveness of the operational measures and assess when a change is
warranted. Any change to the TDM Program must be reviewed and approved by City staff through a determination
that it will provide equivalent or greater VMT reduction than the measure (s) being replaced.
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DIAMOND BAR TOWN CENTER SPECIFIC PLAN
FINDINGS OF FACT
AND
STATEMENT OF OVERRIDING CONSIDERATIONS
STATE CLEARINGHOUSE NO. 2018051066
PREPARED FOR:
CITY OF DIAMOND BAR
21810 COPLEY DRIVE
DIAMOND BAR, CA 91765
PREPARED BY:
SAPPHOS ENVIRONMENTAL, INC.
430 NORTH HALSTEAD STREET
PASADENA, CALIFORNIA 91107
FEBRUARY 25, 2026
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TABLE OF CONTENTS
SECTION PAGE
I Introduction and Background ........................................................................................ I-1
I.1 Certification ................................................................................................... I-1
I.2 Project Location ............................................................................................ I-2
I.3 Project Goals and Objectives ........................................................................ I-2
I.4 Staff-Recommended Project: Alternative 3 (High Density, No Road Diet) ....... I-3
I.5 CEQA Review Process .................................................................................. I-6
II Potential Environmental Effects That Are Less than Significant ....................................II-1
II.1 Aesthetics .................................................................................................... II-1
II.2 Air Quality .................................................................................................... II-2
II.3 Greenhouse Gas Emissions ......................................................................... II-5
II.4 Hydrology and Water Quality ........................................................................ II-5
II.5 Noise ........................................................................................................... II-6
II.6 Public Services ............................................................................................ II-7
II.7 Recreation ................................................................................................. II-10
II.8 Utilities and Service Systems ..................................................................... II-11
III Potential Environmental Effects That Can Be Mitigated to a Level of Insignificance ....III-1
IV Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to Below the
Level of Significance ................................................................................................... IV-1
IV.1 Air Quality ................................................................................................... IV-1
IV.2 Transportation ............................................................................................. IV-6
V Findings Regarding Recommended Project and Alternatives Not Recommended for
Adoption ...................................................................................................................... V-1
V.1 Range of Reasonable Alternatives ................................................................ V-2
V.2 Comparative Analysis of Alternatives ............................................................ V-3
V.3 Environmentally Superior Alternative .......................................................... V-14
VI Findings Regarding Mitigation Monitoring and Reporting Program ............................ VI-1
VII Finding Regarding Location and Custodian of Documents ........................................ VII-1
VIII Finding Regarding Independent Judgment ............................................................... VIII-1
IX State CEQA Guidelines Sections 15091, 15092, and 15093 Findings ....................... IX-1
IX.1 State CEQA Guidelines Section 15091 Findings .......................................... IX-1
IX.2 State CEQA Guidelines Section 15092 Findings .......................................... IX-3
IX.3 State CEQA Guidelines Section 15093 Findings .......................................... IX-3
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X CEQA Guidelines Section 15093 Findings: Statement of Overriding Considerations ... X-1
XI References ................................................................................................................. XI-1
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I INTRODUCTION AND BACKGROUND
I.1 Certification
Findings of Fact and Statement of Overriding Considerations Regarding the Diamond Bar
Town Center Specific Plan Final Supplemental Environmental Impact Report (State
Clearinghouse Number No. 2018051066)
As required pursuant to Section 15090 of the State of California Environmental Quality Act
(CEQA) Guidelines, the City of Diamond Bar (City) certifies that the Supplemental Environmental
Impact Report (SIR) for the Diamond Bar Town Center Specific Plan (State Clearinghouse No.
2018051066) has been completed in compliance with CEQA. The Diamond Bar Town Center
Specific Plan SIR supplements both the certified Diamond Bar Comprehensive General Plan
Update and Climate Action Plan Draft Environmental Impact Report (certified in 2019) (Certified
General Plan EIR) that was prepared for the Diamond Bar General Plan 2040 (adopted in 2019)
(General Plan 2040) as refined by the Addendum EIR prepared for the General Plan 2040
(certified in 2022) for the 2021-2029 Housing Element Update, and Land Use and Economic
Development Updates (adopted in 2022).1,2,3 These are available for review at the project website,
A Downtown for Diamond Bar:
https://www.downtown4db.com/environmental-review.
The Final SIR was presented to the City Planning Commission and City Council. The Planning
Commission provided its recommendations to the City Council for review and consideration. The
City is the Lead Agency pursuant to CEQA, and the City Council is the decision-making body who
acts on behalf of the City. The City Council has reviewed and considered the information
contained in the Final SIR prior to approving the project.
The Final SIR is comprised of Volume I: Draft SIR, dated August 2025; Volume II:
Technical Appendices to the Draft SIR, dated August 2025; and Volume III: Final SIR,
dated January 2026.
This document is available for review by the public starting January 2026 at:
https://www.downtown4db.com/environmental-review
The Final SIR reflects the City Council’s independent judgment and analysis.
As required by Section 15092 of the State CEQA Guidelines, the City Council has:
Eliminated or substantially lessened all significant effects on the environment where
feasible as demonstrated in the Section 15091 Findings.
Determined that any remaining significant effect on the environment found to be
unavoidable pursuant to the Section 15091 Findings are acceptable due to overriding
concerns as described in Section 15093.
1 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
3 City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-2029.
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As required by Section 15093 of the State CEQA Guidelines, the City Council’s approval of the
project, which will result in the occurrence of significant impacts that are identified in the Final SIR
that are not avoided or substantially lessened to a less than significant level, include a written
statement of overriding considerations stating the specific reasons to support its actions based
on the Final SIR and other information in the administrative record for the Final SIR.
I.2 Project Location
The Planning Area is approximately 45 acres, less than 0.5 percent of the land area within the
City limits, bounded on the north by the Pomona Freeway (State Route [SR] 60), on the east by
a neighborhood of single-family homes, on the south by Lorbeer Middle School and Mount
Calvary Lutheran Church and School, and on the west by the Fall Creek private condominium
community. The Planning Area is composed of 35 individual parcels with 23 unique property
owners within a suburban-style commercial district (see Section 2.1, Regional Location and
Project Boundaries, in the Draft SIR). The Planning Area is centered around Diamond Bar
Boulevard, a six-lane thoroughfare with painted bike lanes, that bisects the Town Center and
extends over 1,800 feet. It is bounded on the south by Golden Springs Drive for approximately
1,600 feet and on the north by the SR-60 Freeway. Access to the Town Center is provided by
both SR-60 and SR-57. Traveling on SR-60, access to the Town Center can be attained by
Diamond Bar Boulevard (Exit 26).
I.3 Project Goals and Objectives
Section 1.5, Plan Goals, in the Specific Plan lists eight goals. These goals are listed below as the
eight objectives of the Diamond Bar Town Center Specific Plan for purposes of this SIR:
1. Implement the community vision, goals, and policies of the General Plan, which
established the Town Center Mixed Use land use designation to “foster the development
of a vibrant, pedestrian-oriented Town Center in Diamond Bar that serves as a place for
Diamond Bar’s residents to shop, dine, and gather.”
2. Make the Town Center a complete neighborhood with a sense of place, that takes
advantage of its location, to provide residents and visitors a unique experience.
3. Ensure that the physical design and programming of the Town Center supports health,
wellbeing, and environmental sustainability, the latter so as to make progress toward
meeting the greenhouse gas reduction targets of the Diamond Bar Climate Action Plan by
supporting compact, infill, mixed-use development.
4. Allow for car-lite / car-optional living allowing those who choose not to use their car on a
daily basis or who choose not to own a car at all to be easily accommodated thus furthering
progress to the City’s climate action goals.
5. Provide great public spaces, and small parks with regenerative landscapes to support the
goal of environmental sustainability.
6. Include a mix of uses and urban housing types at a range of affordability levels, so as to
implement the 6th Cycle Housing Element (Chapter 9 of the General Plan) and to fulfill
Diamond Bar’s commitment to provide affordable housing opportunities by rezoning the
Town Center Specific Plan project area to facilitate the development of a portion of
Diamond Bar’s Regional Housing Needs Assessment (RHNA) allocation, including the
production of housing that will be affordable to lower-income households.
7. Provide flexibility for the future — particularly for retail and commercial space — so as to
adapt to changes in lifestyle and market conditions that are likely to occur throughout the
lifespan of the plan.
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8. Facilitate the development of the Town Center in phases or increments so as to recognize
the multiple owners in the Plan Area and the expectation that these owners will likely have
different time frames for redevelopment.
I.4 Staff Recommended Project: Alternative 3: High Density, No Road
Diet
Alternative 3, the High Density, No Road Diet Alternative, is intended to implement the General
Plan 2040 by supporting its vision and development policies that guide the physical growth of the
Planning Area. The Specific Plan details development standards, infrastructure requirements, and
implementation measures for the Town Center. Alternative 3 establishes a horizon year of 2040,
consistent with the General Plan 2040. The Specific Plan proposes the development of up to
2,055 housing units, which would result in a maximum residential density of approximately 46
dwelling units per acre (du/ac) in the Planning Area, as well 200 hotel rooms, 40,000 square feet
(sf) of public open space, 446,000 sf of redeveloped commercial space, and supporting
infrastructure (Table I.4-1, Comparison of Certified General Plan EIR to Recommended Project:
Alternative 3, High Density, No Road Diet). The six lanes of Diamond Bar Boulevard are retained
within the Planning Area, with 11-feet wide lane widths, and 10-feet-wide turn pockets (Table I.4-
1). Alternative 3 does not accommodate parking on Diamond Bar Boulevard (Table I.4-1). The
existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained. Alternative 3
includes Class IV bicycle lanes on Golden Springs Drive, Grand Avenue, and Prospectors Road
and a Class III bicycle lane on Sunset Crossing Road (Table I.4-1). Alternative 3 achieves the
basic objectives of the Specific Plan. Alternative 3 is compatible with the City’s adopted “Complete
Streets” Project. Alternative 3 retains all three existing traffic lanes in each direction on Diamond
Bar Boulevard.
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TABLE I.4-1
COMPARISON OF CERTIFIED GENERAL PLAN EIR TO RECOMMENDED PROJECT:
ALTERNATIVE 3, HIGH DENSITY, NO ROAD DIET
General Plan 2040
Existing
Conditions (2023)
No-Project
Alternative
(Housing Element
Update) Alternative 3 Proposed Change
Housing units 0 1,350 2,055 +2,055 units
Hotel 97 rooms 97 rooms 200 rooms +103 rooms
Retail/commercial 510,000 sf 510,000 SF 446,000 sf –64,000 sf
Open space 0 sf 0 SF 40,000 sf +40,000 sf
Road diet No No No No change
Number of Diamond
Bar Blvd traffic
lanes
6 lanes (within
Planning Area) &
landscaped median
6 lanes 6 lanes No change
Travel lane width1 11–14.5 feet 11 feet 11 feet 0–3.5 feet
Turn pocket width1 8.5–15 feet 10 feet 10 feet –5 feet – +1.5 feet
Bicycle lanes on
Diamond Bar Blvd
Yes (Class II/on
street)1
Yes (Class IV) Yes No change
Street parking on
Diamond Bar Blvd
Not allowed Not allowed Not allowed No change
Sidewalk width on
Diamond Bar Blvd
8–15 feet2 8–15 feet 8–15 feet No change
Bicycle lanes on
Golden Springs Dr
Yes (Class II) Yes (Class IV) Yes (Class II)2,3,4 On-street bike lanes
to Protected bike
lanes12.4
Bicycle lanes on
Grand Avenue
No Yes (Class IV) Yes (Class IV)2,3,4 No bike lanes to
Protected bike
lanes12,4
Bicycle lanes on
Prospectors Road
No Yes (Class IV) Yes (Class IV),2,3,4 No bike lanes to
Protected bike
lanes12,4
Bicycle lanes on
Sunset Crossing
Road
No Yes (Class III) Yes (Class III),2,3,4 No bike lanes to
Shared bike lanes12,4
Source: Transportation Study (Appendix F to SIR).
City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-2040
Note: sf = square feet.
1 Turn Lane width and turn pocket width are based on the width with the Complete Streets Project in place for the approved
General Plan 2024 and proposed Alternative 3.
2 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: lass II
Bicycle Lanes: on-street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and signage. Class III
Bicycle Lanes: bicycle routes that are shared with vehicles, typically on low-volume, low-speed streets. Class IV Bicycle Lanes:
protected bicycle lanes/bikeways that are physically separated from vehicle traffic and are exclusively for bicycle use.
3 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The width
of a typical sidewalk for a major arterial street through a commercial zone is 12-15 feet or more.
4 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The
General Plan proposes Class IV and Class III bicycle facilities within the Planning Area.
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Development Buildout
When compared to the No-Project Alternative (adopted General Plan 2040, as most recently
updated by the 2019 Housing Element Update) Alternative 3 includes up to 2,055 housing units
(increase of 755 units); 200 hotel rooms (increase of 103 rooms); 40,000 square feet of public
open space (increase of 40,000 square feet); and 446,000 square feet of commercial space
(decrease of 64,000 square feet), including retail, dining, and entertainment uses (see SIR
Section 4.4, Description of Alternatives, and Table 4.4-1, Comparison of Key Characteristics for
Refined Project and Alternatives). The proposed increase in density is consistent with the major
conclusions of the Urban Land Institute – Los Angeles (ULI-LA) Technical Assistance Panel (Tap)
Report,4 which states that “The TAP's vision for the Diamond Bar Town Center includes higher
residential densities than currently allowed in the Vision 2040 General Plan.”5 Alternative 3 also
includes supporting infrastructure through the adoption of Alternative 3 and associated
entitlements.
To ensure a conservative approach, the analysis in the SIR assumed maximum buildout of new
housing units, new commercial development, and related uses. Actual buildout is dependent on
market conditions, birth rates, death rates, immigration rates, availability of resources, and
entitlement processes under federal, state, and local regulations. Actual buildout of Alternative 3
would involve the development of new driveways and privately owned accessways between
development within the Planning Area in addition to the development associated with housing,
hotels, and commercial space, in order to present a worst-case scenario throughout the analysis
in the SIR. Based on the density of development, the SIR assumes that maximum buildout of
Alternative 3 would involve construction of three- to six-story-high buildings within the Planning
Area. New development would be required to conform to the Objective Design Standards and
Guidelines of the Specific Plan. Alternative 3 includes objective design standards that would apply
a unified design vision to all future development to create a “sense of place.”
General Plan Amendment
A General Plan Amendment would be required to increase the maximum residential density
allowed within the Planning Area to allow Alternative 3 proposed density.
The “Town Center Mixed Use” land use designation in the Land Use and Economic Development
Chapter of the General Plan 2040 establishes a maximum floor area ratio (FAR) of 1.5 and a
residential density of 20.0 to 30.0 du/ac.6
Alternative 3 proposes the development of up to 2,055 housing units, which would result in a
maximum residential density of approximately 45.7 du/ac in the Planning Area and assumes that
all housing developments would include either 5 percent low-income or 15 percent moderate-
4 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
5 Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center.
https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId=
(accessed October 29, 2024).
6 City of Diamond Bar. August 2022. Diamond Bar General Plan 2040: Land Use and Economic Development
Element 2021-2029. https://www.diamondbarca.gov/DocumentCenter/View/8443/2021-2029-Housing-Element-
Update?bidId=
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income units. Alternative 3 would involve amendments to the General Plan 2040 to update the
maximum residential density for the Town Center Mixed Use land use designation.
Zoning Amendment
An amendment to the City Zoning Map would be required to re-zone all parcels within the Planning
Area to “Specific Plan.” Alternative 3 would specify the permitted uses, maximum residential
density, and FAR within the Planning Area.
All parcels in the Planning Area are zoned by the City as Regional Commercial (C-3), Community
Commercial (C-2), and Neighborhood Commercial (C-1). Title 22, Development Code, of the
City’s Code of Ordinances states that the allowable FAR for nonresidential development in these
zones shall be from 0.25 to 1.00,7 which is less than the Alternative 3 FAR. Consistent with the
Housing Element 2021-2019, Alternative 3 would involve amendments to the City Zoning Map to
rezone all parcels in the Planning Area to “Specific Plan” to allow the proposed density and FAR
of Alternative 3.
I.5 CEQA Review Process
This section describes the environmental review process undertaken for this SIR pursuant to
CEQA.
Notice of Preparation and Scoping
The Notice of Preparation (NOP) was issued on June 5, 2023, and the public scoping period
was from June 5, 2023, to July 5, 2023. A Notice of Completion (NOC) of an initial study was
filed with the State Office of Planning and Research, and the NOP was filed with the Los Angeles
County Clerk-Recorder and distributed by issuance in the San Gabriel Tribune on June 5, 2023,
and notices mailed to 905 interested stakeholders, property owners, and business owners within
a 1,000-foot radius of the Planning Area. A scoping meeting was held on June 8, 2023, at the
Windmill Room, Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, California 91765.
The NOP and Initial Study were available for review during the scoping period at the offices of
the City of Diamond Bar Planning Division, located at 21810 Copley Drive, Diamond Bar,
California 91765 and on the Planning Division website:
https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan
The NOP and related comment letters received are included as Appendices A and C,
respectively, of the SIR.
Tribal Consultation
Pursuant to State law (Assembly Bill [AB] 52 and Senate Bill [SB] 18), the City contacted and
sent letters for consultation on June 7, 2022, to nine Native American Groups and received two
replies during the 90-day consultation request period required under SB 18:
7 City of Diamond Bar. N.d. Code of Ordinances, Title 22 – Development Code, Chapter 22.10 –
Commercial/Industrial Zoning Districts.
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1. On June 10, 2022, Andrew Salas of the Gabrieleño Band of Mission Indians – Kizh
Nation stated that they agree with the Diamond Bar Town Center Specific Plan but would
like to request further consultation if ground disturbance is to occur for all future projects
at this location.
2. On July 7, 2022, Christina Conley of the Gabrielino Tongva Indians of California
responded stating that they have no comment on the Diamond Bar Town Center Specific
Plan.
In addition, the City contacted and sent letters for AB 52 consultation on July 9, 2025, to three
Native American Groups and received two replies during the 30-day required consultation request
period:
1. On July 9, 2025, Joseph Ontiveros of the Soboba Band of Luiseno Indians requested that
consultation be deferred to Anthony Morales of the San Gabriel Band of Mission Indians.
2. On July 10, 2025, Brandy Salas of the Gabrieleño Band of Mission Indians - Kizh Nation
stated that they have no concerns at this time and requested notification prior to any
ground-disturbing activities.
3. As of August 9, 2025, the City did not receive any response from Anthony Morales of the
Gabrieleño/Tongva San Gabriel Band of Mission Indians. The City made an unsuccessful
effort to contact Mr. Morales via telephone on July 9, 2025, and two additional contact
efforts were made via email on July 9 and 16, 2025.
Although no Native American (Tribal) consultation was requested for the Diamond Bar Town
Center Specific Plan under SB 18 and AB 52, consistent with the Certified General Plan EIR,
City staff shall facilitate project-specific consultation prior to ground disturbance occurring for
future projects within the Planning Area (Certified General Plan EIR Mitigation Measure 3.4-2).
No Tribal cultural resources have been previously recorded intersecting the Planning Area or
within a quarter-mile radius, and background research does not indicate the presence of Tribal
cultural resources within the Planning Area. Any Tribal cultural resources found on the project
site during construction would be protected by adherence to Resource Conservation Measures
RC-P-49 and RC-P-50. In accordance with Section 7050.5 of the California Health and Safety
Code, if human remains are encountered during excavation activities, the County Coroner shall
be notified within 24 hours of the discovery. Furthermore, the Diamond Bar Town Center
Specific Plan would implement Certified General Plan EIR Resource Conservation Measures
RC-G-15, RC-P-49, and RC-P-50, as well as comply with regulatory requirements relating to
the unanticipated discovery of Tribal cultural resources.
Draft SIR Review
The Draft SIR was distributed for review to the public and interested and affected agencies for
a period of 46 days from August 25, 2025, to October 10, 2025. An NOC of a Draft SIR was
filed with the State Office of Planning and Research, and the Notice of Availability (NOA) was
filed with the Los Angeles County Clerk-Recorder and distributed by issuance in the San Gabriel
Valley Tribune on August 25 and September 8, 2025, and notices mailed to 910 interested
stakeholders, property owners, and business owners within a 1,000-foot radius of the Planning
Area.
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The NOA, Draft SIR, and all related technical studies were available for review during the public
review period at the offices of the City of Diamond Bar Planning Division, located at 21810
Copley Drive, Diamond Bar, California 91765 and on the Planning Division website:
https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan
Final SIR and Certification
A total of 28 comment letters and emails were received during the 46-day public review period
between August 25, 2025, and October 10, 2025. The City, as Lead Agency, considered all
comments and has provided written responses to comments received on the Draft SIR per
CEQA Guidelines Section 15088. All comments received during the public review period and
responses to those comments are included in the Final SIR.
Relevant Plans and Environmental Studies
Pursuant to CEQA Guidelines Section 15150, an EIR may incorporate by reference all or
portions of another document which is a matter of public record or is generally available to the
public. Where all or part of another document is incorporated by reference, the incorporated
language shall be considered to be set forth in full as part of the text of the SIR. Documents
incorporated by reference must be briefly summarized in the SIR and made available to the
public for inspection at a public place or a public building. The following reports are hereby
incorporated by reference and are available for review at the City of Diamond Bar Planning
Division:
City of Diamond Bar Existing Conditions Report, Volumes I, II, and III (March 2017)
City of Diamond Bar Adopted General Plan, including Certified Housing Element
(December 2019–August 2022)
City of Diamond Bar Adopted Climate Action Plan (December 2019)
City of Diamond Bar 6th Cycle Housing Element (Adopted by the City Council August
2022, certified by HCD October 2022)
City of Diamond Bar Addendum No. 1 to General Plan Update EIR for Housing Element
(August 2022)
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II POTENTIAL ENVIRONMENTAL EFFECTS THAT
ARE LESS THAN SIGNIFICANT
The analysis undertaken in support of the SIR for the Specific Plan determined that Alternative 3
(High Density, No Road Diet) will result in less than significant impacts, taking into consideration
clarifications and revisions to the Draft SIR, in relation to the following environmental resource
categories articulated in Appendix G of the State CEQA Guidelines:
II.1 AESTHETICS
Impact 3.1.1 Would the project create a new source of substantial light or glare which
would adversely affect daytime or nighttime views in the area?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.1, Aesthetics) determined that Alternative 3 will result in less
than significant impacts to aesthetics in relation to creating a new source of substantial light or
glare which could adversely affect daytime or nighttime views in the area. No mitigation measures
are required.
Rationale:
General Plan 2040 Policy LU-P-8 ensures that new residential development within the Planning
Area will be compatible with the prevailing character of the surrounding neighborhood in terms
of building scale, density, massing, and design, where the General Plan 2040 designates higher
densities and provides adequate transitions to existing development. Conformance with
provisions in the Diamond Bar City Code that limit light and glare for new non-residential and
residential development (Section 22.16.050. – Exterior lighting; Section 21.30.140. – Street
lighting; and Section 22.30.070. – Development standards for off-street parking) would be
required. Operation and maintenance of Alternative 3 would be implemented in accordance with
City’s development code and in conformance with the development standards related to light
shielding for new or modified lighting sources, street lighting installation, and off-street parking
restrictions to reduce sources of light and glare to the extent feasible.
Furthermore, the General Plan 2040 requires that efficient materials and lighting to be
considered based on comfort, safety, visibility, cost, convenience, and environmental impact
during the redevelopment of the mixed-use Town Center.1 In addition, the development of
Alternative 3 would be subject to conceptual design and plan check reviews in relation to light
and glare, as well as all design components would be required to comply with City Code section
22.16.050, Exterior Lighting.
1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character & Placemaking.
https://www.diamondbarca.gov/DocumentCenter/View/7090/3-Community-Characterr?bidId=
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II.2 AIR QUALITY
Impact 3.2.1 Would the project conflict with or obstruct implementation of the applicable
air quality plan?
Impact:
Less than Significant for Construction and Operation.
Finding:
The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less
than significant impacts to air quality in relation to conflict with or obstruction of implementation of
the applicable air quality plan. No mitigation measures are required.
Rationale:
As discussed in the SIR, Alternative 3 would result in the same level of air quality emissions as
the refined project with respect to both its construction and operation. Accordingly, the SIR
findings for Impact 3.2.1 apply to Alternative 3, meaning Alternative 3 would not conflict with the
2022 AQMP, SCAG’s forecasts, and the General Plan. Alternative 3 aligns with the General Plan,
which aims for a diverse and efficiently-operated local and regional ground transportation system
that reduces per capita VMT,2 and with SCAG’s Connect SoCal strategies that focus on balancing
the conservation of open space with new development, improving mobility options, and creating
new economic growth in the region.3 The proposed mixed-use development would serve as a
center of activity for residents, provide housing, retail opportunities, and spaces for community
gatherings; and endeavors to influence long-term health by promoting compact development
patterns and transportation demand management measures to reduce VMT. Accordingly,
Alternative 3 would result in less than significant impacts and would not conflict with or obstruct
the implementation of an applicable air quality plan.
Impact 3.2.2 Would the project result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard?
Impact:
Less than Significant for Construction.
Finding:
The analysis in the SIR determined that Alternative 3 would result in less than significant impacts
to air quality for construction in relation to a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an applicable federal or state
ambient air quality standard.
2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040.Chapter 5 – Resource Conservation.
https://www.diamondbarca.gov/DocumentCenter/View/7092/5-Resource-Conservationr?bidId=
3 Southern California Association of Governments. September 2020. Connect SoCal.
https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_0.pdf?1606001176
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Rationale:
The Certified General Plan EIR found that the 2022 Housing and Land Use Element Updates
would exceed South Coast Air Quality Management District (SCAQMD) significance thresholds
for volatile organic compounds (VOCs) and nitrous oxide (NOx) and that construction and
operational impacts would be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open
space. As with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for
the road diet. As a result, Alternative 3 would likely not align as well with Connect SoCal,
specifically the goals and policies pertaining to vehicle miles traveled (VMT) reduction in the
region.
As with the Certified General Plan EIR, Alternative 3 maintains existing longer pedestrian crossing
distances and less space on the existing public right-of-way for alternative uses such as wider
sidewalks, bus turnouts, and additional landscaping. However, Alternative 3 accommodates
Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and
Prospectors Road and a Class III bicycle lane on Sunset Crossing Road.
Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality,
of the SIR, differing only in the exclusion of the road diet. As such, the findings in Section 3.2
would be comparable to the analysis to the Alternative 3 findings.
As shown in Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by Year
(Unmitigated), of the SIR, the Maximum Daily Construction Emissions between 2025 and 2041
would be below the SCAQMD Significance Criteria for all evaluated pollutants. In addition, as
shown in Tables 4.6-1 and 4.6-2, Alternative 3: Overall Estimated Daily Construction Emissions
by Year (Mitigated), of the SIR, the Maximum Daily Construction Emissions for Alternative 3 are
lower than those calculated for the land use planning scenario as evaluated in the Certified
General Plan EIR for all evaluated Criteria Pollutants. Thus, the construction of Alternative 3
would result in less than significant impacts with respect to a cumulatively considerable net
increase of any criteria pollutant for which the project region is non-attainment under an applicable
federal or state ambient air quality standard.
Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant
concentrations?
Impact:
Less than Significant for Construction.
Finding:
The analysis in the SIR determined that Alternative 3 would result in less than significant impacts
to air quality in relation to exposing sensitive receptors to substantial pollutant concentrations for
construction.
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Rationale:
The Certified General Plan EIR found that the 2022 Housing and Land Use Updates would expose
sensitive receptors to substantial pollutant concentrations and that construction and operational
impacts from NOx, CO, PM2.5, and PM10 would be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 sf to open space. As
with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for the road
diet. As a result, Alternative 3 would likely not align as well with Connect SoCal, specifically the
goals and policies pertaining to VMT reduction in the region.
As with the Certified General Plan EIR, Alternative 3 maintains the existing longer pedestrian
crossing distances and less space on the existing public right-of-way for alternative uses such as
wider sidewalks, bus turnouts, and additional landscaping. However, Alternative 3,
accommodates Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand
Avenue, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Road.
Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air
Quality, of the SIR, for the refined project. Alternative 3 and the “refined project” differ only in that
Alternative 3 does not include the road diet provided as an element of the refined project. As such,
the construction scenario for Alternative 3 differs only in that the lane configuration, median, and
sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline
condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by
Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction
Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the
Alternative 3 findings for construction.
The maximum daily construction emissions between 2025 and 2041 would be below the
SCAQMD significance thresholds for all evaluated criteria pollutants (SIR Table 4.6-1). In addition,
the maximum daily construction emissions for Alternative 3 are reduced when compared to those
calculated for the land use planning scenario evaluated in the Certified General Plan EIR for all
evaluated criteria pollutants (SIR Tables 4.6-1 and 4.6-2). The reduction in emission of criteria
pollutants results from the changes to the land use planning scenario for Alternative 3 when
compared to that approved in the General Plan 2040 EIR.
As a result, Alternative 3 would reduce the impacts of criteria pollutants during construction for
sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those
that would travel via bicycle or bus through the Planning Area.
Impact 3.2.4 Would the project result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people?
Impact:
Less than Significant for Construction and Operation.
Finding:
The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less
than significant impacts to air quality in relation to resulting in other emissions (such as odors)
adversely affecting a substantial number of people. No mitigation measures are required.
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Rationale:
Alternative 3 does not propose substantial change in land use type or function associated with
potential odor impacts during operation as specified by the California Air Resources Board
(CARB) Air Quality Handbook. During construction, Alternative 3 would potentially result in
temporary and localized odor releases throughout the Planning Area, such as diesel exhaust and
volatile organic compounds. Compliance with CARB and SCAQMD regulations would reduce
diesel fuel combustion odors during the construction. Alternative 3 would result in less than
significant impacts related to other emissions (such as odors) adversely affecting a substantial
number of people.
II.3 GREENHOUSE GAS EMISSIONS
Impact 3.3.1 Would the project generate GHG emissions, either directly or indirectly?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.3, Greenhouse Gas Emissions) determined that Alternative
3 would result in less than significant impacts in relation to the generation of greenhouse gas
(GHG) emissions, either directly or indirectly. No mitigation measures are required.
Rationale:
Alternative 3 would increase long-term operational GHG emissions, but it would achieve the goals
and policies related to VMT reduction and access to open space articulated in the Southern
California Association of Governments’ (SCAG) Connect SoCal.4 Implementation of the City’s
Climate Action Plan (CAP) recommended measures, in addition to compliance with applicable
State regulations, would reduce GHG emissions from Alternative 3.
II.4 HYDROLOGY AND WATER QUALITY
Impact 3.4.1 Would the project substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede
sustainable groundwater management of the basin?
Impact:
Less than Significant.
4 Southern California Association of Governments. April 4, 2024. Connect SoCal.
https://scag.ca.gov/sites/main/files/file-attachments/23-2987-connect-socal-2024-final-complete-
040424.pdf?1714175547
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Finding:
The analysis in the SIR (Section 4.6.4, Hydrology and Water Quality) determined that Alternative
3 would result in less than significant impacts to hydrology and water quality in relation to a
substantial decrease in groundwater supplies or interference with groundwater recharge such that
the project may impede sustainable groundwater management of the basin. No mitigation
measures are required.
Rationale:
Alternative 3 would include 40,000 square feet of open space. Alternative 3 would be required
to include Low Impact Development measures as required by the City of Diamond Bar in
accordance with California Regional Water Quality Control Board Order No. R4-2012-0175,
which regulates municipal discharges of storm water and non-storm water by the Los Angeles
County Flood Control District, the County of Los Angeles, and 84 incorporated cities within the
coastal watersheds of Los Angeles County with the exception of the City of Long Beach.
II.5 NOISE
Impact 3.5.1 Would the project generate a substantial temporary or permanent increase
in ambient noise levels in the vicinity of the project in excess of standards
established in the local general plan or noise ordinance, or applicable
standards of other agencies?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less
than significant impacts to noise in relation to generation of noise levels in excess of established
standards. No mitigation measures are required.
Rationale:
All future development would be required to comply with the restrictions of the Diamond Bar City
Code. If a project requests to deviate, the project proponent would need to obtain permission from
the City, including conditions and standards to minimize noise impacts. Future developments
under Alternative 3 would be required to comply with the Diamond Bar City Code, Section
8.12.720, Construction Noise. As such, future developments would be required to limit
construction hours for exterior construction and hauling activities to between the hours of 7:00
a.m. and 7:00 p.m., Monday through Saturday. These developments would be required to be
constructed such that the noise levels at the affected residential and commercial properties would
not exceed the maximum noise level limits for mobile and stationary construction equipment.
With respect to operational noise, Alternative 3 would not result in new significant operational
impacts greater than what was determined in the Certified General Plan EIR, and mitigation is
not required. Furthermore, as a result of the supplemental analysis regarding the generation of
noise levels in excess of local standards undertaken in this SIR, the land use refinements
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proposed in the Specific Plan would not result in new or substantially more adverse impacts on
noise than those evaluated for the Certified General Plan EIR.
Impact 3.5.2 Would the project generate excessive groundborne vibration or
groundborne noise levels?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less
than significant impacts in relation to generation of groundborne vibration or groundborne noise
levels.
Rationale:
Large bulldozers and loaded trucks are the equipment anticipated to be used within the Planning
Area that would generate the highest ground-borne vibration levels. The vibration analysis for the
Certified General Plan EIR calculated the minimum distance that large bulldozers and loaded
trucks could operate at for Class I through IV structures without causing significant damage (see
Table 3.5-10, Certified General Plan EIR Distances within Vibration Damage Criteria, in the Draft
SIR). The Certified General Plan EIR found that construction activities would be required to not
operate within the distance for each structure type shown in Table 3.5-10 in the Draft SIR to avoid
exceeding the vibration structural damage criteria. These construction distance requirements and
Section 8.12.840 of the Diamond Bar City Code5 would apply to all future development under
Alternative 3.
Regarding operation impacts, as the vibration from vehicles is temporary and intermittent, and it
generates up to 0.005 inch per second (in/sec) peak particle velocity (PPV), which is well below
the threshold of perception for humans (0.035 in/sec PPV).
II.6 PUBLIC SERVICES
Impact 3.6.1 Would the project result in substantial adverse physical impacts associated
with the provision of new or physically governmental facilities, need for new
or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable
service ratios, response times, or other performance objectives with respect
to parks?
Impact:
Less than Significant.
5 Section 8.12.840 of the Diamond Bar City Code states, “Operating or permitting the operation of any device that
creates vibration which is above the vibration perception threshold of any individual at or beyond the property
boundary of the source if on private property, or at 150 feet (46 meters) from the source if on a public space or public
right-of-way is prohibited. The perception threshold shall be a motion velocity of 0.01 in/sec over the range of one to
100 Hertz.”
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Finding:
The analysis in the SIR (Section 4.6.6, Public Services) determined that Alternative 3 would result
in less than significant impacts to park-related public services and, thus, will not result in
substantial adverse physical impacts associated with the provision of new or physically altered
parks in order to maintain acceptable service ratios, response times or other performance
objectives. No mitigation measures are required.
Rationale:
Alternative 3 would increase population in line with the 0.6 percent overall population growth
outlined in the Certified General Plan EIR. This increased population could lead to a demand for
more parks. Alternative 3, however, is not anticipated to cause a substantial population increase.
Furthermore, as individual residential development projects are implemented, developers would
be required to comply with the Quimby Act and provide a dedication of land or in lieu of fees to
support the City’s parkland standard, which would reduce these impacts.
Impact 3.6.2 Would the project result in substantial adverse physical impacts associated
with the provision of new or physically governmental facilities, need for new
or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable
service ratios, response times, or other performance objectives for other
public facilities?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.6, Public Services, and Section 5.5, Impacts Found Not to
Be Significant) determined that Alternative 3 would result in less than significant impacts to other
public facilities, such as libraries, regarding capacity or service level, or resulting in substantial
adverse physical impacts associated with the provision of new or physically altered governmental
facilities in order to maintain acceptable service ratios, response times or other performance
objectives. No mitigation measures are required.
Rationale:
Fire prevention requires the Los Angeles County Fire Department to inspect all commercial
buildings in the City to detect fire and life hazards. In addition, the City adheres to the California
Building Code and Fire Code regarding fire safety, including standards for road widths and
access, as well as building standards (e.g., construction materials, sprinkler systems).6,7
Alternative 3 would comply with Los Angeles Fire Department standards, the Diamond Bar City
Code, and the California Building Code and Fire Code, which would ensure that fire protection
6 2022 California Building Code, Title 24. https://codes.iccsafe.org/content/CABC2022P1
7 California Building Standards Commission. 2023. Revision Record for the State of California. 2022 Title 24, Part 9,
California Fire Code. https://www.iccsafe.org/wp-content/uploads/errata_central/2022-California-Fire-Code-Part-9-
Errata-eff.-January-2023-5590S221.pdf
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capacity and service levels are maintained. Therefore, Alternative 3 would result in less than
significant impacts in relation to fire protection.
As discussed in the Certified General Plan EIR, support for crime prevention in the Planning Area
would be provided by the Crime Prevention through Environmental Design and other public safety
programs, which would help keep service demand increases to a minimum. Alternative 3 would
be a relatively compact/infill development contiguous to existing urbanized areas that are currently
served by existing police stations. In addition, General Plan 2040 policies regarding emergency
access and travel flow would ensure that emergency vehicles could efficiently access the
Planning Area, thereby reducing the need for new facilities. Therefore, Alternative 3 would result
in less than significant impacts in relation to police protection.
Alternative 3 is not anticipated to cause a substantial population increase beyond the anticipated
0.6 percent overall population growth rate for the City in the Housing Element 2021-2029.
According to the Pomona Unified School District (PUSD) Strategic Plan, PUSD has planned for
the economic development and increased capacity for corresponding enrollments as well as
student retention.8 Generally, student enrollment in the PUSD has been trending down.9 With that
plan in place, the public schools in the PUSD have the capacity to absorb more students as the
population increases. Nonetheless, in accordance with SB 50 and PUSD Resolution No. 6 (2020-
21), “Authorizing the Imposition and Collection of Increased Developer Fees on New Residential
Construction,” the PUSD would collect fees from new residential development to be used for
school facilities. For purposes of CEQA, these fees would constitute complete and full mitigation
of any potential impacts related to the demand for new or expanded school facilities. Therefore,
the refined project would result in less than significant impacts associated with the provision of
new or physically altered school facilities in order to maintain acceptable service ratios.
Under Alternative 3, future residents in the Planning Area would be served by the Diamond Bar
Library, located at 21810 Copley Drive. The Diamond Bar Library’s Memorandum of
Understanding (MOU) (dated July 5, 2011) for operations allowed the County to relocate the
Diamond Bar Library into a larger and more modern facility. This updated facility improved library
services provided to City residents. Future potential property owners within the Planning Area
would pay County property tax. The County may, through property tax revenue, improve the
services provided within the existing Diamond Bar Library to adjust for the increase of residents
as a result of the development of Alternative 3.10 The improvements made from the capital
collected from the residential developments would work toward the Los Angeles County Library’s
Strategic Plan for 2024. These improvements may further the County library’s objectives, such as
ensuring safe meeting places for communities, maintaining pillars of service, and developing new
library advocates.11 Consistent with General Plan Policy PF-P-25, the City and the County would
continue to cooperate to ensure adequate provision of library services.
8 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf
9 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf
10 County of Los Angeles Chief Executive Office. July 2011. Forty-Year Lease and Memorandum of Understanding
with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley Drive, Diamond Bar.
11 LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028. https://lacountylibrary.org/wp-
content/uploads/2024/03/LACountyLibrary_Strategic_Plan_2024-28.pdf (accessed December 2, 2024).
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II.7 RECREATION
Impact 3.7.1 Would the Project increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in
less than significant impacts to recreation in relation to an increase of existing neighborhood and
regional parks or other recreational facilities such that substantial physical deterioration of the
facility would occur or accelerate. No mitigation measures are required.
Rationale:
Alternative 3 would have a significant impact on regional parks and recreational facilities if the
increased residential population would deteriorate existing facilities or require construction to
expand the existing parks. All parks and recreation facilities proposed as part of Alternative 3
would occur within the existing development footprint. Further, any development under
Alternative 3 would be required to comply with the Quimby Act and City regulations to address
the increased recreation facility demands. Payment of an in-lieu fee would be required, if the
development would create subdivisions (as discussed in Section 3.11, Recreation, of the Draft
SIR). This would ensure that additional demand for parks would not result in the physical
deterioration of existing parks and facilities within the City.
Impact 3.7.2 Does the project include recreational facilities or require the construction or
expansion of recreational facilities which might have an adverse physical
effect on the environment?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in
less than significant impacts to recreation in relation to adverse physical effects on the
environment as a result of proposed construction or expansion of recreational facilities. No
mitigation measures are required.
Rationale:
All parks/recreational facilities proposed as part of Alternative 3 (including 40,000 sf of open
space) would occur within the existing development footprint, and potential impacts are accounted
for in the relevant sections throughout this SIR. Furthermore, future residential subdivisions under
the Quimby Act would contribute land or in lieu fees.
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II.8 UTILITIES AND SERVICE SYSTEMS
Impact 3.9.1 Would the project require or result in the relocation or construction of new
or expanded water, wastewater treatment or storm water drainage, electric
power, natural gas, or telecommunications facilities, the construction or
relocation of which could cause significant environmental effects?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Sections 3.9, Utilities and Service Systems, and 4.6.9, Utilities and
Service Systems) determined that Alternative 3 would result in less than significant impacts in
relation to the relocation or construction of new or expanded water, wastewater treatment or storm
water drainage, electric power, natural gas, or telecommunications facilities, the construction or
relocation of which could cause significant environmental effects. No mitigation measures are
required.
Rationale:
The Planning Area is served by the Walnut Valley Water District (WVWD). The majority of the
water supply is imported because of a lack of local potable groundwater. As determined in the
Certified General Plan EIR, although drought conditions will continue to pose potential issues for
water supply demand, a “drought-proof” recycled water system is used by parks and schools to
ease overall demand on the WVWD potable water system. Additionally, the refined project will
adhere to policies which promote water conservation (Diamond Bar Code of Ordinances §
8.14.010). Through various water conservation measures, the City’s average annual water usage
from 2010 to 2015 steadily decreased. In the City of Diamond Bar General Plan Update Existing
Conditions Report – Volume III, it was projected that by 2035, the water supply will be
approximately 22,358 acre-feet (AF), while usage will be approximately 21,462 AF. In addition,
the Water Supply Assessment (WSA) prepared for the Diamond Bar Town Center Specific Plan
(SIR Appendix H) indicates that sufficient water supplies can be reasonably concluded to be fully
reliable and available to meet WVWD’s existing demands and future demands through fiscal year
(FY) 2044-45. Based on these projections, it is anticipated that WVWD will sufficiently provide
potable water for the projected population growth in the City, including the land use development
scenario for Alternative 3.
The existing City sewer system within and around the region of Alternative 3 is comprised of
numerous sewer lines of varying sizes, slopes, and materials. The Los Angeles County Public
Health regulations for wastewater treatment systems, as required by statewide AB 885, set
standards for wastewater treatment and monitoring requirements. The local system of sewer lines
and pump stations feed two trunk sewer lines that convey wastewater to an LACSD treatment
facility.12 As a result, the demand for existing treatment infrastructure may be reduced and
potential impacts of any future decisions regarding the provisions of new infrastructure will be
considered. Alongside compliance with state and local regulations, impacts would be less than
significant. Therefore, no new or expanded wastewater treatment would be required for the
12 City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions Report – Volume III.
https://www.diamondbarca.gov/DocumentCenter/View/7518/General-Plan-Existing-Conditions-Report---Volume-
III_011017?bidId=
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implementation of Alternative 3. Further, the Certified General Plan EIR noted that conversation
methods to curb demand, ensure coordinated planning for provisions of public facilities including
water and wastewater infrastructure and ensure facilities be designed and constructed to preserve
the natural character of the Planning Area would reduce the demand on wastewater infrastructure.
WVWD’S water supply sources currently include treated and untreated, imported surface water
purchased from MWD through Three Valleys Municipal Water District. Per the WSA (SIR
Appendix H), the additional water usage by the refined project would range from about 18.9 and
20.1 million gallons a day (MGD) and, consequently, it is anticipated that the Three Valleys
Municipal Water District would have sufficient capacity from its imported sources to meet its
average day demands over the next 20 years, inclusive of the Alternative 3 land use scenario.
Alternative 3’s potential impacts would be offset by local, regional, and statewide mandates for
solid waste reduction, water availability assessments, and required wastewater treatment
capacity assessments. Applicable statewide regulations regarding waste management include
the State Mandatory Organic Waste Collection (SB 1383), Mandatory Commercial Recycling
Regulation (AB 341) and California Solid Waste Reuse and Recycling Act (AB 939) as well as
SB 610, SB 221 and SB 1262 (amending Sections 10910–10915 of the State Water Code).
Impact 3.9.2 Would the project have sufficient water supplies available to serve the
Project and reasonably foreseeable future development during normal, dry,
and multiple dry years?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative
3 would result in less than significant impacts in relation to sufficient water supplies available to
serve reasonably foreseeable future development during normal, dry and multiple dry years. No
mitigation measures are required.
Rationale:
As discussed in the WSA (Appendix H to the SIR), the Specific Plan would result in a net
additional water demand during an average/normal year of up to 372 acre-feet per year (AFY)
by FY 2044-45. WVWD’s estimated water demands are projected to be approximately 21,803
AFY by FY 2044-45. Based on the demonstrated reliability of WVWD’s combined water supply
sources in the United States, sufficient water supplies can be fully reliable and available to meet
WVWD’s existing demands and future demands through FY 2044-45, including during single
and multiple dry years (i.e., 5 consecutive dry years).
Furthermore, each entitlement request within the Planning Area will submit a Water Availability
Request application to the water purveyor for them to perform flow tests and hydraulic analysis
of their water system to determine if adequate domestic and fire water flows and pressures are
available in the Planning Area.
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Impact 3.9.3 Would the project result in a determination by the wastewater treatment
provider which serves or may serve the Project that it has adequate capacity
to serve the Project’s projected demand in addition to the provider’s existing
commitments?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative
3 would result in less than significant impacts in relation to the capacity of wastewater treatment
facilities. No mitigation measures are required.
Rationale:
The development of Alternative 3 would generate wastewater and would require sanitary sewer
wastewater treatment. However, goals and policies proposed in the General Plan aim to conserve
water by curbing demand for domestic and commercial purposes, promoting water conservation
strategies, and ensuring coordinated planning from the provision of public facilities including water
infrastructure. Current regulations require compliance with water quality standards and would not
allow development without adequate utility capacity, including wastewater treatment capacity.
The future development that would occur as a result of Alternative 3 would be reviewed by the
City and Los Angeles County Sanitation Districts to determine that sufficient capacity exists to
serve the development.
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III POTENTIAL ENVIRONMENTAL EFFECTS THAT
CAN BE MITIGATED TO A LEVEL OF
INSIGNIFICANCE
The analysis undertaken in support of the SIR for the Specific Plan did not identify any potentially
significant impacts that were able to be reduced to a level of insignificance after the consideration
of feasible alternatives and mitigation measures.
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IV SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
THAT CANNOT BE MITIGATED BELOW THE
LEVEL OF SIGNIFICANCE
The Final SIR determined that implementation of Alternative 3 would result in the following
significant environmental effects, which, even after application of feasible mitigation measures
and compliance with existing statutes, regulations, uniform codes, and project features, cannot
be mitigated to below a level of significance and therefore will remain significant and unavoidable.
Findings supporting the determinations are provided below.
IV.1 Air Quality
Operation
Impact 3.2.2 Would the project result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard?
Impact:
Significant and Unavoidable for Operations.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to air quality during the operational phase of the project in relation to a
cumulatively considerable net increase of any criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air quality standard.
Rationale:
The Certified General Plan EIR found that the 2022 Housing and Land Use Element Update would
exceed South Coast Air Quality Management District (SCAQMD) significance thresholds for
volatile organic compounds (VOCs) and nitrous oxide (NOx) and that construction and operational
impacts would be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open
space.
Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality,
of the SIR, differing only in the exclusion of the road diet.
Unmitigated Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all
categories except reactive organic gases (ROGs) and particulate matter 2.5 microns or less in
diameter (PM2.5) (see Table 4.6-3, Alternative 3: Unmitigated Operations Emissions Threshold
Evaluation, of the SIR). However, Alternative 3 has reduced emissions for all criteria pollutants
when compared to the land use planning scenario evaluated in the Certified General Plan EIR for
all criteria pollutants, except ROGs (which were not evaluated in the Certified General Plan EIR)
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and PM2.5. As demonstrated in the SIR, operational impacts of mitigated Alternative 3 are reduced
to below the SCAQMD significance threshold for operations for all categories, except ROGs and
PM2.5. Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all categories
except ROGs and PM2.5 (see Table 4.6-4, Alternative 3: Mitigated Operations Emissions
Threshold Evaluation, of the SIR). Only emissions of PM2.5 for Alternative 3 remain above the
SCAQMD significance operations thresholds even after the consideration of mitigation (Table 4.6-
4). Although emissions of PM2.5 for Alternative 3, at 56.49 pounds per day (1.48 pounds per day
above the threshold), remain significant and unavoidable, emissions are substantially reduced
from the 352 pounds per day for the approved land use planning scenario in the Certified General
Plan EIR.
The following mitigation measures have been identified in the SIR to reduce this impact:
MM-AQ-1: Construction Features. Future development projects implemented under the
General Plan will be required to demonstrate consistency with SCAQMD construction emission
thresholds. Where emissions from individual projects exceed SCAQMD thresholds, the following
measures shall be incorporated as necessary to minimize impacts. These measures do not
exclude the use of other, equally effective mitigation measures.1
Require all off-road diesel equipment greater than 50 horsepower (hp) used for this
Project to meet USEPA Tier 4 final off-road emission standards or equivalent. Such
equipment shall be outfitted with Best Available Control Technology (BACT) devices
including a California Air Resources Board certified Level 3 Diesel Particulate Filter or
equivalent.
Require a minimum of 50 percent of construction debris to be diverted for recycling.
Require building materials to contain a minimum 10 percent recycled content.
Require materials such as paints, primers, sealants, coatings, and glues to have a low
volatile organic compound concentration compared to conventional products. If low VOC
materials are not available, architectural coating phasing should be extended sufficiently
to reduce the daily emissions of VOCs.
MM-AQ-2: Future Development. Future development would be required to demonstrate
consistency with SCAQMD’s operational thresholds. For projects where operational emissions
exceed regulatory thresholds, the following measures may be used to reduce impacts. Note the
following measures are not all inclusive and developers have the option to add or substitute
measures that are equally or more appropriate for the scope of their project.
Develop a project specific Transportation Demand Management (TDM) program for
residents and/or employees that provides opportunities for carpool/vanpools.
Provide onsite solar/renewable energy in excess of regulatory requirements.
Require that owners/tenants of non-residential or multi-family residential developments
use architectural coatings that are 10 grams per liter or less when repainting/repairing
properties.
Require dripless irrigation sensor units that prevent watering during rainstorms.
MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect
SoCal PEIR provides guidance for lead agencies in the consideration of project-level mitigation
1 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
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February 25, 2026 Page IV-3
measures to reduce substantial adverse effects related to a violation of air quality standards, in
accordance with sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines. The
City shall consider implementation of the following measures to reduce impacts, including (but not
limited to):2
Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the
soil is wet enough to prevent dust plumes.
Cover trucks when hauling dirt.
Require projects to use Tier 4 Final equipment or better for all engines above 50
horsepower (hp). In the event that construction equipment cannot meet to Tier 4 Final
engine certification, the project representative or contractor must demonstrate through
future study with written findings supported by substantial evidence that is approved by
SCAG before using other technologies/strategies.
MM-AQ-4: Per the CAPCOA Handbook,3 the City shall implement the following measure to
reduce construction emissions further for Alternative 3:
C-3: Use Local Construction Contractors
MM-AQ-5: Per the CAPCOA Handbook,4 the City shall implement the following measures to
reduce operation emissions further for Alternative 3, including (but not limited to):
E-2: Require Energy Efficient Appliances
E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in
Residences
E-12-B: Install Electric Space Heater in Place of Natural Gas Heaters in Residences
E-13: Install Electric Ranges in Place of Gas Ranges
E-15: Require All-Electric Development
T-23: Community-Based Travel Planning
AS-1: Use Low-VOC Cleaning Supplies
AS-2: Use Low-VOC Paints
LL-1: Replace Gas Powered Landscape Equipment with Zero-Emission Landscape
Equipment
MM-AQ-6: The CAPCOA Handbook5 also offers qualitative or supporting measures. The
Alternative 3’s Mobile and Area emissions are the two most prominent sources of operational Air
Quality emissions based on the best available data. The City shall consider implementation of the
2 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR.
https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program%20to%3A,and%20%287%29
%20utilize%20existing%20review%20processes%20wherever%20feasible.
3 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https://caleemod.com/documents/handbook/full_handbook.pdf
4 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https://caleemod.com/documents/handbook/full_handbook.pdf
5 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https://caleemod.com/documents/handbook/full_handbook.pdf
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February 25, 2026 Page IV-4
following supporting measures to reduce transportation emissions further for Alternative 3,
including (but not limited to):
T-30: Using cleaner-fueled vehicles.
T-18: Provide Pedestrian Network Improvement.
T-13: Implement Employee Parking Cash-Out.
T-21-A: Implement Conventional Carshare Program.
MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook
supporting measure to reduce Area emissions:
LL-2: Implement a yard equipment exchange program, which would require Alternative
3 to participate in an established yard equipment exchange program, supplement an
established program, or implement a new program.
The unmitigated operational phase of Alternative 3 would result in significant emissions of two
criteria pollutants: ROGs and PM2.5 (see SIR Table 4.6-3). The implementation of MM-AQ-1, MM-
AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7 would reduce air quality
impacts in relation to cumulatively considerable net increase of four criteria pollutants—NO x, CO,
SO2, and PM10—for which the region is in non-attainment under the National Ambient Air Quality
Standards or California Ambient Air Quality Standards to below the SCAQMD significance
operation thresholds. Emissions of ROGs and PM2.5 would exceed the SCAQMD threshold of
significance, causing operational emissions of criteria pollutants to remain significant and
unavoidable. However, the operational emission of NOx, CO, PM2.5, and PM10 would be
substantially lower than those evaluated in the land use planning scenario for the General Plan
2040.
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Considerations).
Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant
concentrations?
Impact:
Significant and Unavoidable for Operation.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to air quality in relation to exposing sensitive receptors to substantial
pollutant concentrations during the operational phase of the project.
Rationale:
Although Alternative 3 results in significant and unavoidable impacts to sensitive receptors as a
result of exposure to criteria pollutants in excess of the SCAQMD significance operational
thresholds, the operations emissions would be substantially lower than that evaluated for the
Certified General Plan EIR maximum daily operations thresholds. The Certified General Plan EIR
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found that the 2022 Housing and Land Use Updates would expose sensitive receptors to
substantial pollutant concentrations and that operational impacts from NOx, CO, PM 2.5, and PM10
would be significant and unavoidable (see Table 4.6-3, Alternative 3: Unmitigated Operations
Emissions Threshold Evaluation, and Table 4.6-4, Alternative 3: Mitigated Operations Emissions
Threshold Evaluation, of the SIR). ROGs were not evaluated in the Certified General Plan EIR.
The unmitigated operational impacts of criteria pollutants for NOx, CO, and PM10 for Alternative 3
would be below the SCAQMD significance operations thresholds. Only emission of PM 2.5 for
Alternative 3 would remain above the SCAQMD significance operations thresholds even after the
consideration of mitigation (Table 4.6-4). Although emissions of PM2.5 for Alternative 3, at 56.49
pounds per day (1.48 pounds per day above the threshold), remain significant and unavoidable,
emissions are substantially reduced from the 352 pounds per day for the approved land use
planning scenario in the Certified General Plan EIR.
Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air
Quality, of the SIR, for the refined project. Alternative 3 and the refined project differ only in that
Alternative 3 does not include the road diet provided as an element of the refined project. As such,
the construction scenario for Alternative 3 differs only in that the lane configuration, median, and
sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline
condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by
Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction
Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the
Alternative 3 findings for construction.
Alternative 3 would have a corresponding reduction in the impacts of criteria pollutants for
sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those
that would travel via bicycle or bus through the Specific Plan Area.
Implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-
AQ-7, as listed above, would be required to reduce this impact.
The implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and
MM-AQ-7 would reduce air quality impacts in relation to cumulatively considerable net increase
of criteria pollutants for which the region is in non-attainment under the National Ambient Air
Quality Standards or California Ambient Air Quality Standards to below SCAQMD threshold of
significance for four criteria pollutants: NOx, CO, SO2, and PM10 (see Table 4.6-4, Alternative 3:
Mitigated Operations Emissions Threshold Evaluation, in the SIR). Operational emissions of
ROGs and PM2.5 would exceed the SCAQMD operations significance threshold, causing
operational emissions of criteria pollutants to remain significant and unavoidable (Table 4.6-4).
However, the operational emission of NOx, CO, PM2.5, and PM10 would be substantially lower than
those evaluated in the land use planning scenario for the approved General Plan 2040 (Table
4.6-4).
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Consideration).
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IV.2 Transportation
Impact 3.8-1 Would the project conflict with or be inconsistent with CEQA Guidelines
Section §15064.3, subdivision (b)?
Impact:
Significant and Unavoidable.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to transportation in relation to conflicting with or being inconsistent with
CEQA Guidelines Section 15064.3, Subdivision (b).
Rationale:
The Certified General Plan EIR determined that impacts would be significant and unavoidable in
relation to conflicting with or being inconsistent with CEQA Guidelines Section 15064.3,
Subdivision (b), as implementation of the Diamond Bar General Plan 2040 would increase both
resident and employee VMT per capita on a citywide basis, even with the City’s goals and policies
to reduce potential impacts. No mitigation was identified in the Certified General Plan EIR.
Alternative 3 would not include a road diet. TDM measures (Mitigation Measure MM-TRANS-1)
would be implemented with Alternative 3. Nonetheless, VMT would likely increase with Alternative
3, compared to the Certified General Plan EIR, because there would be no road diet to slow
vehicle speeds, reduce traffic volume, and improve safety for all road users. Therefore, compared
to the Certified General Plan EIR, Alternative 3 would similarly result in significant and
unavoidable VMT impacts, but impacts would be greater than under the Certified General Plan
EIR because there would be no road diet.
The following Mitigation Measure has been identified in the SIR to reduce this impact:
MM-TRANS-1: TDM Program. The Alternative 3 shall incorporate design features and
transportation demand management (TDM) measures known to reduce baseline and cumulative
project-generated VMT as much as feasible. These features and measures, originally described
in the Transportation Study for the Diamond Bar Town Center Specific Plan project, comprise the
project’s TDM Program. The TDM Program conforms to VMT mitigation guidelines found in City
of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of Service
Assessment (September 2020).
Some components of the TDM Program consist of physical features of Alternative 3’s design
which shall be implemented over the duration of buildout of Alternative 3. Others which have an
operational component will be implemented as early as feasible based on the land use mix and
infrastructure as the project is built over time. The City shall designate a TDM Coordinator to
oversee implementation and ensure continued operation of the VMT reduction strategies. The
TDM Coordinator shall also produce annual monitoring reports describing the TDM strategies
implemented under the TDM Program and the effectiveness of the program. The reports shall be
submitted to the City for review to ensure that the mitigation obligations described in the TDM
Program Plan are fulfilled. The TDM Coordinator position — which may be part-time or full-time
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as deemed necessary — shall eventually be funded through fees paid by the developers for
common area maintenance and management.
Each feature and measure is described in detail below, along with its implementation schedule,
measure of effectiveness, and monitoring and reporting requirement:
Increased Bicycle Access: Through the City’s Complete Streets Project (being undertaken
separately from Alternative 3), Alternative 3 shall incorporate Class IV protected bicycle
lanes on Diamond Bar Boulevard, Grand Avenue Golden Springs Drive, and Prospectors
Road and a Class III bicycle lane on Sunset Crossing Roads. This improvement from
unprotected to protected bicycle lanes reduces stress for bicyclists and, therefore,
encourages bicycles as a mode choice. These bicycle lanes would be implemented as part
of the Alternative 3, which would dictate its timing. Aside from ensuring it is included in the
Alternative 3, there is no further monitoring or reporting requirement for this measure.
Bike Facilities: The TDM Program shall include secure bicycle parking for residents and
employees per City requirements. Each application for development under the Diamond
Bar Town Center Specific Plan will be required to demonstrate that it provides bicycle
parking in accordance with City requirements. The annual monitoring report would
summarize how many bicycle parking spaces have been installed within the Planning Area.
First-Mile / Last-Mile Space: The TDM Program shall dedicate space in a central location
for first mile / last-mile solutions such as bike share, scooter share, or a future mode to
serve medium-distance trips to larger transit hubs, such as the City of Industry Metrolink
Station, located approximately 3.3 miles away. This space, which may be located in a
parking structure, a building, or outside, will be set aside and constructed prior to receiving
certificate of occupancy for 50% of allowed development (measured in square feet) under
the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with
one or more service providers to populate the space with first-mile / last-mile solutions made
available to the public. Prior to construction of this space, the annual monitoring report will
track the amount of development that has occurred under the Diamond Bar Town Center
Specific Plan to ensure the space is provided on schedule. Following its construction, the
annual monitoring report will identify the services provided, pricing, and the level of
utilization on a monthly basis over the prior year. Based on the Transportation Study, there
is no target level of utilization for these services. However, the TDM Coordinator should
periodically review the costs and benefits of the program compared with the level of
utilization and, if necessary, identify alternative types of services that may be provided within
this space to more effectively reduce VMT.
Improved Pedestrian Network: This TDM Program includes the development of new
connections within the Planning Area and connecting to other areas. The refined project
would improve pedestrian connectivity within the Planning Area such as between the portion
of the site fronting Golden Springs Drive and the portion of the site fronting Diamond Bar
Boulevard, which is currently blocked by buildings, landscaping, and a grade differential. It
would improve pedestrian connectivity to the surrounding areas, including by providing a
connection to Prospectors Road and the residential neighborhood it serves. These features
enhance walkability and accessibility. These pedestrian network connections are
fundamental to the design guidelines incorporated into the Diamond Bar Town Center
Specific Plan and will be implemented gradually throughout the duration of buildout. There
is no further monitoring or reporting requirement for this measure.
Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide
parking spaces and subsidies for car sharing services such as ZipCar, Car2Go, GetAround,
etc. or the TDM Coordinator may develop agreements with one or more rideshare
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February 25, 2026 Page IV-8
companies (e.g., Uber or Lyft) to provide subsidized rides for eligible residents and
employees to or from the Planning Area. Such programs allow residents to forego car
ownership but still have a vehicle available for certain types of trips where walking, bicycling,
carpooling, or transit are not reasonable options. If the car sharing service option is
selected, spaces shall be set aside upon construction of any parking structure in the
Planning Area and the TDM Coordinator will work with a service provider to provide a car
sharing solution with at least two vehicles. The efficacy of the program shall be measured
by the number of uses per month per vehicle. If the vehicles are used an average of two or
more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles
are used fewer than one time per day on average, the TDM Coordinator should consider
additional marketing or reducing the fleet. If a rideshare agreement is made in lieu of a car
sharing service, it shall be implemented prior to receiving a certificate of occupancy for 30%
of allowed development under the Diamond Bar Town Center Specific Plan and would be
open to all residents and employees within the Planning Area. The program should target
participation on a monthly basis by at least 5% of households and 1% of employees. If
participation is below these levels, the TDM Coordinator should consider additional
marketing or increasing subsidies. The annual monitoring report will include a summary of
the services offered and prices (or subsidy amounts) and a summary of utilization on a
monthly basis, including the number of unique users.
Commute Trip Reduction Marketing & Education: The TDM Program shall implement a
marketing campaign for project employees and visitors encouraging the use of transit,
shared rides, and active modes to reduce VMT. The TDM Program would target this
campaign at employees, residents, and visitors to the Planning Area. This campaign would
be implemented following certificate of occupancy for 30% of allowed development under
the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall include a
copy of all marketing and educational materials and a summary of any outreach efforts from
the prior year.
Employee Parking Cash-out: The TDM Program shall charge employers for employee
parking and employers will be required to reimburse employees for the cost of parking if
they don’t park a car at work. This provides a direct monetary benefit to the employee for
choosing alternative travel modes and has been shown to reduce VMT. Paid employee
parking cannot begin until parking areas are converted to controlled access which will not
occur until one or more parking structures are completed. Therefore, employee parking
cash-out shall begin upon commencement of paid employee parking. The efficacy of the
employee parking cash-out program should be measured as the ratio of the number of
employees taking advantage of the cash-out program to the number of leased spaces by
employers. The program should target a 2% participation rate in accordance with the level
of employee VMT reduction estimated in the Transportation Study. The annual monitoring
report shall include the numbers used to calculate the participation rate as well as
information on parking pricing. If the target participation rate is not met, corrective measures
should be implemented by the TDM Coordinator, such as enhanced marketing of the
program or raising the price of parking.
Unbundled Residential Parking: The TDM Program shall require parking to be leased to
residents separately from their residential unit leases. This makes the cost of automobile
storage transparent to residents, provides a direct monetary benefit to living without owning
a vehicle, and reduces VMT by encouraging alternate modes of transportation. To ensure
effectiveness, the TDM Program shall require pairing with the implementation of a
residential parking permit program in nearby residential neighborhoods to avoid shifting
project resident parking into those neighborhoods. Unbundled residential parking will be
incorporated into any and all residential development under the Diamond Bar Town Center
Specific Plan. The efficacy of the unbundled residential parking program should be
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measured as the ratio of the number of leased residential spaces compared to the parking
requirement associated with the residential units, as calculated based on the City Code of
Ordinances, Section 22.30.040 accounting for the specific unit mix. The target ratio should
be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance with
the level of residential VMT reduction estimated in the Transportation Study. The annual
monitoring report shall include the numbers used to calculate the residential parking ratio
as well as information on parking pricing. If the target ratio is not met, residential parking
pricing should be increased and marketing and education efforts to residents regarding
alternative modes of transportation should be increased.
The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible,
which may require periodic re-evaluation of the measures described above. The TDM Coordinator
shall use the information compiled in the annual reports to evaluate the effectiveness of the
operational measures and assess when a change is warranted. Any change to the TDM Program
must be reviewed and approved by City staff through a determination that it will provide equivalent
or greater VMT reduction than the measure(s) being replaced.
With the implementation of MM-TRANS-1, impacts would remain significant and unavoidable in
relation to baseline and cumulative project-generated VMT under Alternative 3.
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Consideration).
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V FINDINGS REGARDING RECOMMENDED
PROJECT AND ALTERNATIVES NOT
RECOMMENDED FOR ADOPTION
In April 2021, the Urban Land Institute-Los Angeles (ULI-LA) convened a Technical Assistance
Panel (TAP) to prepare the Technical Assistance Panel Report: Diamond Bar Town Center (TAP
Report).1 The focus of the TAP Report was the consideration of market possibilities,
implementation strategies, and design frameworks for implementing the Town Center defined in
the General Plan. A Town Center Specific Plan was recommended to provide detailed
development standards, infrastructure requirements and implementation measures for the Town
Center. As part of the TAP’s Town Center Specific Plan analysis, the real estate economics firm
RCLCO Real Estate Consulting prepared a market feasibility study for the Town Center, which
concluded that (1) market demand exists for over 2,000 housing units (an average of 44 units per
acre), including more than 1,500 rental units of varying product types, based on market conditions,
demographics and locational advantages in Diamond Bar; (2) a strong opportunity is presented
for redevelopment and repositioning of existing retail space, which would benefit from synergies
created by new housing; and (3) there is low demand for office development in the area.2
The market feasibility study also mentioned the commitment to the Complete Streets Project and
the importance of future roadway improvements.3 “California passed the California Complete
Streets Act (Complete Streets) in 2008, requiring circulation elements to include a complete
streets approach that balances the needs of all users of the street.”4 Complete Streets policies
and framework have been required to be part of a City General Plan Circulation Element since
January 30, 2011. Complete Streets are streets that are designed, constructed, operated,
maintained, and are compatible with adjacent land uses as a balanced, multi-modal transportation
network enabling safe comfortable, and attractive access to all users regardless of their
transportation mode, ability, or age.5 The Complete Streets approach was incorporated and
adopted into the City’s General Plan in 2019.6 Under the Complete Streets approach, the City’s
roadways are characterized based on “through movement” and “level of access,” both of which
are requirements for complying with this approach towards mobility.
In November 21, 2023, the City Council authorized funds to incorporate improvements that are
elements of the Diamond Bar Complete Streets Project, for Diamond Boulevard, between Golden
Springs Drive and Palomino Drive, including elements that enhance multi-modal transportation,
1 Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center.
https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2021?bidId=
(accessed March 13, 2023).
2 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
3 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
4 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId=
5 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId=
6 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040: Circulation Element.
https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId=
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Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-2
stormwater treatment, and decorative street amenities.7 The City successfully secured funding for
Diamond Bar Complete Streets Project elements between Golden Springs Drive and Palomino
Drive from multiple sources, including Los Angeles County Metropolitan Transportation Authority
(LACMTA) Regional Measure Multi-year Subregional Program; California Transportation
Commission Active Transportation Planning Organization Cycle 6; and LACMTA-administered
Caltrans-Managed Federal Surface Transportation Program-Local. (subsequently replaced with
Proposition C funds). On December 17, 2024, the City adopted a categorical exemption for the
Complete Streets project.8 On September 23, 2025, the City advertised for construction bids for
the Diamond Bar Boulevard Complete Streets project elements. The recommended contractor
was presented to the City Council for approval on November 4, 2025. The City Council approved
the project and Construction Agreement via Resolution No. 2025-34. Construction of the
Complete Streets Project is scheduled to be initiated in February 2026.9
V.1 Range of Reasonable Alternatives
Section 15126.6 of the State CEQA Guidelines requires the evaluation of a range of reasonable
alternatives to the project, or to the location of the project that would feasibly attain most of the
basic objectives of the project but would avoid or substantially lessen any of the significant project
effects. The analysis of alternatives is limited to those that the City determines could feasibly attain
most of the basic objectives of the project. Section 15126.6(f) of the State CEQA Guidelines
describes feasibility as being dependent on several factors, including site suitability, economic
viability, availability of infrastructure, specific plan consistency, consistency with other plans or
regulatory limitations, jurisdictional boundaries, and the ability of the project proponent to gain
access to or acquire an alternative site.
In light of the TAP Report’s findings,10 the market feasibility study prepared by RCLCO Real Estate
Consulting11 to support the TAP Report, and the City’s Complete Streets Project, the City identified
the High Density, Maximum Buildout with Road Diet version of the Specific Plan, evaluated in the
SIR as the “refined project,” as it refined the land use scenario for the Planning Area that was
adopted in General Plan 2040, as amended by 2021-2029 Housing Element) as the proposed
project for evaluation in the SIR. Consistent with the requirements of Section 15126.9(e)(2) of the
CEQA Guidelines, a No-Project Alternative was analyzed representing what would be reasonably
expected to occur in the foreseeable future if the project or action alternative is not adopted and
implementation of the Town Center is undertaken consistently with the 2021-2029 Housing
7 City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services Agreement with MNS
Engineers, Inc. for the Design of Diamond Bar Complete Street Project (CIP# PW17400). City Council Agenda
Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council.
8 City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding Agreements for State
and Federal Funding, Approve WVWD Utility Agreement, Approve LACFCD Trash Excluder Agreement and Adopt a
Class 1 CEQA Exemption for the Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report.
Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council.
9 City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar Boulevard
Complete Streets Project - CIP No. SI256 (Gentry Brothers, Inc.) and Approval of Amendment 2 to a Professional
Services Agreement for Construction Management and Inspection Services (Local Agency Engineering Associates,
Inc.). City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the
City Council.
10 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
11 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
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February 25, 2026 Page V-3
Element Update. The No-Project Alternative was not analyzed as keeping the property in the
existing conditions (as of 2023) would be inconsistent with Diamond Bar Town Center planning
objectives. As required by Section 15126.6 of the CEQA Guidelines, three additional alternatives,
representing a reasonable range of alternatives, that are responsive to the TAP Report and
supporting market feasibility study were defined: Alternative 1 (Medium Density with Road Diet),
Alternative 2 (Low Density with Road Diet), and Alternative 3 (High Density, No Road Diet).
Alternatives 1 and 2 reduced the density of dwelling units, reduced the number of hotel rooms,
and reduced the maximum allowable retail/commercial area, while retaining the open space, road
diet and bicycle lanes that were elements of the refined project. Alternative 3 retained the dwelling
units, hotel room, retail/commercial area, open space, and bicycle lanes evaluated for the refined
project and deleted the road diet evaluated for the refined project, leaving Diamond Bar in a
comparable configuration within the Planning Area. Alternative 3 provides a balance of land uses
that would achieve the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to its existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes. In addition,
Alternative 3 is able to accommodate the bicycle lane improvements contemplated by the City's
Complete Streets Project. As a result of the analysis contained in the SIR regarding the
environmental, health, and social characteristics of the project and alternatives, the City
Community Development Director recommended Alternative 3: High Density, No Road Diet,
rather than the refined project, as the land use planning and development scenario that best
meets the needs of the City.
V.2 Comparative Analysis of Alternatives
This section of the Findings of Fact provides a comparative analysis of recommended Alternative
3 and the four alternatives evaluated in the SIR in relation to three factors:
Attainment of the development goals resulting from the TAP Report,12 and supporting
marketing feasibility study,13 City adopted Complete Streets Project (Table V.2-1,
Comparison of Specific Plan Elements for Recommended Project and Alternatives )
1. Market demand exists for over 2,000 housing units;
2. Redevelopment and repositioning of existing retail space, which would benefit from
synergies created by new housing; and
3. Low demand for office development in the area
Ability to meet Diamond Bar Town Center Specific Plan Objectives (Table V.2-2, Ability of
Recommended Project and Alternatives to Meet the Diamond Bar Town Center Specific
Plan Objectives)
Environmental impacts (Table V.2-3, Comparative Analysis of Impacts for Recommended
Alternative 3 and Alternative Considered)
12 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
13 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Page 175 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-4
TABLE V.2-1
COMPARISON OF SPECIFIC PLAN ELEMENTS FOR RECOMMENDED AND ALTERNATIVES
Specific Plan Elements
Recommended Alternative 3
(High Density, No Road Diet)
No-Project Alternative
(Housing Element Update)
Refined Project
(High Density with Road Diet)
Alternative 1
(Medium Density with Road Diet)
Alternative 2
(Low Density with Road Diet)
Housing Units
Single-Family
Multi-Family
2,055
0
2,055
1,350
0
1,350
2,055
0
2,055
1,677
0
1,677
1,350
0
1,350
Non-Residential
Hotel
Retail/Commercial
Open Space
Road Diet
200 roomsb
446,000 sf
40,000 sf
Retains 6 lanes for Diamond Bar Blvd.
97 rooms
510,000 sfa
0 sf
No
200 roomsb
446,000 sf
40,000 sf
Reduces Diamond Bar Blvd. from 6 lanes to
4 lanes
175 roomsb
426,000 sf
40,000 sf
Reduces Diamond Bar Blvd. from 6 lanes to 4
lanes
150 roomsb
411,000 sf
40,000 sf
Reduces Diamond Bar Blvd. from 6 lanes
to 4 lanes
Compatibility with City
Complete Streets Project
Yes Yes No No No
Compared to No-Project
Alternative
705 more housing units allowed
103 more hotel rooms
64,000 sf less retail/commercial
Added 40,000 sf open space
No road diet
Same (no project) 705 more housing units allowed
103 more hotel rooms
64,000 sf less retail/commercial
Added 40,000 sf open space
Added road diet
327 more housing units allowed
78 more hotel rooms
84,000 sf less retail/commercial
Added 40,000 sf open space
Added road diet
Same housing units allowed
53 more hotel rooms
99,000 sf less retail/commercial
Added 40,000 sf open space
Added road diet
Compared to Recommended
Project
Same (recommended project) 705 fewer housing units allowed
103 fewer hotel rooms
64,000 sf more retail/commercial
40,000 sf less open space
No road diet
Same housing units allowed
Same hotel rooms allowed
Same retail/commercial sf
Same open space sf
Added road diet, reduces Diamond Bar
Blvd. from 6 lanes to 4 lanes
378 fewer housing units allowed
25 fewer hotel rooms
20,000 sf less retail/commercial
Same open space sf
Added road diet, reduces Diamond Bar Blvd.
from 6 lanes to 4 lanes
705 fewer housing units allowed
50 fewer hotel rooms
35,000 sf less retail/commercial
Same open space sf
Added road diet, reduces Diamond Bar
Blvd. from 6 lanes to 4 lanes
Note:
a Includes approximately 475,500 square feet (sf) of retail/restaurant/service space plus multiple gas stations and a childcare center.
b Includes 97 existing hotel rooms.
Page 176 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-5
TABLE V.2-2
ABILITY OF RECOMMENDED ALTERNATIVE 3 AND ALTERNATIVES
TO MEET DIAMOND BAR TOWN CENTER SPECIFIC PLAN OBJECTIVES
Project Objectives
Does the Alternative (Alt.) Accomplish the Project
Objectives?
Recommended
Alt. 3
No-Project
Alt.
Refined
Project Alt. 1 Alt. 2
1. Implement the community vision, goals, and policies
of the General Plan, which established the Town
Center Mixed Use land use designation to “foster the
development of a vibrant, pedestrian-oriented Town
Center in Diamond Bar that serves as a place for
Diamond Bar’s residents to shop, dine, and gather.”
Yes Yes Yes Yes Yes
2. Make the Town Center a complete neighborhood with
a sense of place, that takes advantage of its location,
to provide residents and visitors a unique experience.
Yes No Yes Yes Yes
3. Ensure that the physical design and programming of
the Town Center supports health, wellbeing, and
environmental sustainability, the latter so as to make
progress toward meeting the greenhouse gas
reduction targets of the Diamond Bar Climate Action
Plan by supporting compact, infill, mixed-use
development.
Yes No Yes Yes Yes
4. Allow for car-lite / car-optional living allowing those
who choose not to use their car on a daily basis or
who choose not to own a car at all to be easily
accommodated, thus furthering progress to the City’s
climate action goals
Yes No Yes Yes Yes
5. Provide great public spaces, and small parks with
regenerative landscapes to support the goal of
environmental sustainability
Yes No Yes Yes Yes
6. Include a mix of uses and urban housing types at a
range of affordability levels, so as to implement the
6th Cycle Housing Element (Chapter 9 of the
General Plan) and to fulfill Diamond Bar’s
commitment to provide affordable housing
opportunities by rezoning the Town Center Specific
Plan project area to facilitate the development of a
portion of Diamond Bar’s Regional Housing Needs
Assessment (RHNA) allocation, including the
production of housing that will be affordable to lower-
income households.
Yes Yes Yes Yes Yes
7. Provide flexibility for the future—particularly for retail
and commercial space—so as to adapt to changes in
lifestyle and market conditions that are likely to occur
throughout the lifespan of the plan
Yes Yes Yes Yes Yes
8. Facilitate the development of the Town Center in
phases or increments so as to recognize the multiple
owners in the Plan Area and the expectation that
these owners will likely have different time frames for
redevelopment
Yes Yes Yes Yes Yes
Page 177 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-6
TABLE V.2-3
COMPARATIVE ANALYSIS OF IMPACTS FOR RECOMMENDED ALTERNATIVE 3 AND
ALTERNATIVES CONSIDERED
Impact
Level of Impact Comparison
Recommended
Alternative 3
(High Density,
No Road Diet)
No-Project
Alternative
(Housing
Element
Update)
Refined Project
(High Density
with Road Diet)
Alternative 1
(Medium
Density with
Road Diet)
Alternative 2
(Low Density with
Road Diet)
Aesthetics
Light and Glare LTS LTS (Similar) LTS (Similar) LTS (Lesser) LTS (Lesser)
Air Quality
Air Quality Plan
Air Quality Standards
Sensitive Receptors
Odors
LTS
SU
SU
LTS
LTS (Similar)
SU (Similar)
SU (Similar)
LTS (Similar)
LTS (Similar)
SU (Lesser)
SU (Similar)
LTS (Similar)
LTS (Similar)
SU (Lesser)
SU (Lesser)
LTS (Similar)
LTS (Similar)
SU (Lesser)
SU (Lesser)
LTS (Similar)
Greenhouse Gas Emissions
Greenhouse Gas Emissions LTS LTS (Greater) LTS (Lesser) LTS (Lesser) LTS (Lesser)
Hydrology and Water Quality
Groundwater LTS LTS (Greater) LTS (Similar) LTS (Similar) LTS (Similar)
Noise
Ambient Noise
Groundborne Vibration
LTS
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Public Services
Park Facilities
Other Public Facilities
LTS
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Recreation
Deterioration of Facilities
Construction of Facilities
LTS
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Transportation
Vehicle Miles Traveled SU SU (Greater) SU (Similar) SU (Similar) SU (Similar)
Utilities and Service Systems
Water or Wastewater Facilities
Water Supply
Wastewater Capacity
LTS
LTS
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Note: NI = No Impact; LTS = Less than Significant; LTSM = Less than Significant with Mitigation; SU = Significant and
Unavoidable.
Less = Impacts are less than those that would occur with the Alternative 3; Similar = Impacts are similar to those that would
occur with the Alternative 3; Greater = Impacts are greater than those that would occur with the Alternative 3.
V.2.1 Recommended Alternative 3: High Density, No Road Diet
Specific Plan Elements: Recommended Alternative 3 was designed to implement General Plan
2040 by supporting its vision and development policies which guide the physical growth of the
Town Center Planning Area, taking into consideration the recommended Specific Plan elements
resulting from the TAP Report,14 and supporting market feasibility study.15 In addition,
14 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
15 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Page 178 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-7
Recommended Alternative 3 does not include a road diet, and as such is compatible with the
City’s Complete Streets Project.
Alternative 3 achieves the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes (Table V.2-
1), as indicated below:
Up to 2,055 multi-family housing units
200 hotel rooms,
446,000 square feet (sf) of commercial leasable space
40,000 sf of open space
Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11-
foot-wide lane widths, and 10-foot-wide turn pockets
Does not accommodate parking on Diamond Bar Boulevard
Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained
Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue,
and Prospectors Road, and Class III on Sunset Crossing Road
Recommended Alternative 3 achieves and exceeds the 2,000 dwelling units recommended by
the TAP Report,16 adds 103 hotel room, adds 40,000 sf of open space, and retains 446,000 sf
of retail/commercial space. Recommended Alternative 3 also preserves six lanes on Diamond
Bar Boulevard within the Specific Plan area and, as such, is compatible with the City’s Complete
Streets Project.
Effectiveness in Meeting Project Objectives: Recommended Alternative 3, meets the eight
objectives established for the Diamond Bar Town Center Specific Plan (see Table V.2-2).
Alternative 3 Environmental Impacts: Recommended Alternative 3 results in less than
significant impacts to light and glare, consistency with air quality plans, construction emissions,
odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne
vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the
need to construct new recreation facilities, water or wastewater facilities, water supply or
wastewater capacity (Table V.2-3). Recommended Alternative 3 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants. Although Traffic Demand
Management measures would be employed with Recommended Alternative 3, per capita vehicle
miles travelled would be expected to increase in the Specific Plan area due to the addition of
2,055 dwelling units and 200 hotel rooms over the existing condition, and 705 more dwelling units
than General Plan 2040, as updated by the 2021-2029 Housing Element Update (Table V.2-3).
Recommended Alternative 3 requires implementation of seven Air Quality measures identified in
the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-
6, and MM-AQ-7. In addition, Recommended Alternative 3 requires implementation of MM-
TRANS-1. Alternative 3 is the recommended alternative because it provides a balance of land
16 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
Page 179 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-8
uses that would achieve the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes . Alternative 3
is able to accommodate the bicycle lane improvements contemplated by the Complete Streets
Project. In addition, turn lane width and turn pocket width are based on the width with the
Complete Streets Project in place for the approved General Plan 2040 and proposed Alternative
3.
V.2.2 No-Project Alternative (Housing Element Update)
Specific Plan Elements: Under the No-Project Alternative, the Specific Plan Area would be
subject to the General Plan 2040, as updated by the 2021-2029 Housing Element and Land
Use Planning Element policies, regulations, development standards, and land use designations
that apply to the Town Center Mixed Use, land use designation. Under the No-Project
Alternative (Housing Element Update), the maximum FAR would be 1.5 for the entire Town
Center. The No-Project Alternative would allow for development in the Town Center Focus Area
consistent with the approved Town Center development density from the Housing Element
Update:
Up to 1,350 multi-family dwelling units
97 hotel rooms
510.000 sf of commercial leasable space
0 sf of open space
Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11-
to 14.5-foot-wide lane widths, and 8.5- to 15-foot-wide turn pockets
Does not accommodate parking on Diamond Bar Boulevard
Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained
Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue,
and Prospectors Road and Class III on Sunset Crossing Road
When compared to Recommended Alternative 3, the No-Project Alternative results in 705 fewer
dwelling units, 103 fewer hotel rooms, no open space, and 64,000 more sf of retail/commercial
space, thus falling far short of the recommendations of the TAP Report.17 It provides no open
space. As with Recommended Alternative 3, the No-Project Alternative preserves six lanes on
Diamond Bar Boulevard within the Specific Plan area and, as such, is compatible with the City’s
Complete Streets Project.
Effectiveness in Meeting Project Objectives: Under the No-Project Alternative, four of the eight
objectives—Objectives 1, 6, 7, and 8—would be met (see Table V.2-2). Although the No-Project
Alternative meets Objective 1 by providing 1,350 dwelling units, this is only 68 percent of the
market demand for 2,000 dwelling units identified by the TAP Report.18 The No-Project Alternative
fails to meet Objectives 2, 3, 4, and 5, because it does not include components that would create
a sense of place, such as open space, and would not further the City’s progress toward its climate
17 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
18 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
Page 180 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-9
action goals (Table V.2-2). In addition, the No-Project Alternative would not meet the market
demand of over 2,000 housing units determined by the market feasibility study19 (Table V.2-2).
Comparative Impacts of the No-Project Alternative: As with Recommended Alternative 3, the
No-Project Alternative results in less than significant impacts to light and glare, consistency with
air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise,
groundborne vibration, park facilities, other public facilities, deterioration of existing recreation
facilities, or the need to construct new recreation facilities, water or wastewater facilities, water
supply or wastewater capacity (Table V.2-3). The No-Project Alternative results in significant and
unavoidable impacts related to emissions of criteria pollutants, NO x, PM2.5, and PM10, during
construction and exposure of sensitive receptors to criteria air pollutants due to the proximity and
intensity of construction activities. The No-Project Alternative results in significant and
unavoidable impacts related to exposure of sensitive receptors to criteria air pollutants due to the
proximity and intensity of construction activities. In addition, like Recommended Alternative 3, the
No-Project Alternative would result in significant and unavoidable impacts due to the 1,350
additional dwelling units, 97 hotels rooms, and retention of 510,000 sf of retail/commercial space.
Without increasing local housing, the No-Project Alternative would exacerbate the per capita VMT
by focusing on destination trips from housing and office space beyond the limits of the Specific
Plan Area. Unlike Recommended Alternative 3, the No-Project Alternative does not require Traffic
Demand Management measures that would be employed with Recommended Alternative 3, thus
further contributing to increase per capita VMT (Table V.2-3).
The No-Project Alternative does not resolve the significant and unavoidable impacts that would
occur with the recommended Alternative 3.
As with Recommended Alternative 3, the No-Project Alternative requires implementation of seven
Air Quality Measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-
3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. MM-TRANS-1 was not included in the Certified
General Plan EIR.
The No-Project Alternative is, thus, deemed to be infeasible and is not recommended as it would
only meet four of the eight project objectives and would not avoid significant environmental
impacts. In addition, the No-Project Alternative would exacerbate the per capita VMT and would
not provide a balance of land uses that would achieve the highest number of housing units and
square footage of open space within the Planning Area.
V.2.3 Refined Project, High Density with Road Diet
Specific Plan Elements: As with Recommended Alternative 3, the Refined Project was designed
to implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Town Center Planning Area, taking into consideration the
recommended Specific Plan elements resulting from the TAP Report,20 and supporting market
19 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
20 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
Page 181 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-10
feasibility study.21,22 Unlike Recommended Alternative 3, the refined project includes a road diet
and, as such, is incompatible with the City’s Complete Streets Project.
As with Recommended Alternative 3, the refined project achieves the highest number of
housing units and hotel rooms, square footage of retail/commercial space, and the same square
footage of open space within the Planning Area and adds bicycle lanes (Table V.2-1):
Up to 2,055 multi-family housing units
200 hotel rooms
446,000 sf of commercial leasable space
40,000 sf of open space
Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area,
with 11-14.5-feet-wide lane widths, and 5- to 15-feet-wide turn pockets
Accommodates parking on Diamond Bar Boulevard
Existing 8-feet wide sidewalks adjacent to Diamond Bar Boulevard are retained
Class IV Bicycle Lanes on Diamond Bar Bolulevard, Golden Springs Drive, Grand
Avenue, and Prospectors Road and Class III bicycle lane on Sunset Crossing Road
The proposed refinements to Diamond Bar Boulevard within the Specific Plan Area are
incompatible with the City’s Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, the refined
project meets the eight objectives established for the Diamond Bar Town Center Specific Plan
(see Table V.2-1).
Comparative Impacts of the Refined Project Alternative: As with Recommended Alternative
3, the refined project results in less than significant impacts to light and glare, consistency with air
quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise,
groundborne vibration, park facilities, other public facilities, deterioration of existing recreation
facilities, or the need to construct new recreation facilities, water or wastewater facilities, water
supply or wastewater capacity (Table V.2-3). As with Recommended Alternative 3, the refined
project results in significant and unavoidable impacts related to emissions of criteria pollutants,
ROG, and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants
(Table V.2-3). As with Recommended Alternative 3, the refined project requires Traffic Demand
Management measures to be applied; however, per capita VMT would be expected to increase
in the Specific Plan area due to the addition of 2,055 dwelling units and 200 hotel rooms over the
existing conditions, and 705 more dwelling units than General Plan 2040, as updated by the 2021-
2029 Housing Element Update (Table V.2-3).
The refined project does not resolve the significant and unavoidable impacts that would occur
with the recommended Alternative 3.
As with Recommended Alternative 3, the refined project requires implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
22 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Page 182 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-11
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative
3, the refined project requires implementation of MM-TRANS-1.
The refined project is, thus, deemed to be infeasible and is not recommended as it would be
incompatible with the Complete Streets Project (see Table V.2-1). The incompatibility of the road
diet element of the refined project with the adopted Complete Streets Project was determined by
the Director of Community Development to not be in the best interest of the City.
V.2.4 Alternative 1 (Medium Density with Road Diet)
Specific Plan Elements: As with Recommended Alternative 3, Alternative 1 was designed to
implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Planning Area, taking into consideration the recommended Specific
Plan elements resulting from the TAP Report,23 and supporting market feasibility study.24 Unlike
Recommended Alternative 3, Alternative 1 includes a road diet and, as such, is incompatible
with the City’s Complete Streets Project.
As with Recommended Alternative 3, Alternative 1 provides dwelling units and hotel rooms,
retail/commercial space, and open space within the Diamond Bar Specific Plan Area and adds
bicycle lanes (Table V.2-1):
Up to 1,677 multi-family housing units
175 hotel rooms
426,000 sf of commercial leasable space
40,000 sf of open space
Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area,
with 11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets
Accommodates parking on Diamond Bar Boulevard
Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained
Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and
Prospectors Road and Class III bicycle lane on Sunset Crossing Road
Alternative 1 calls for less development than Recommended Alternative 3. Specifically, there
would be 378 fewer dwelling units, 25 fewer hotel rooms, and 20,000 sf less retail/commercial
space. As with Recommended Alternative 3, Alternative 1 calls for the development of 40,000
sf of open space. Unlike Recommended Alternative 3, Alternative 1 includes a road diet
reducing Diamond Bar Boulevard from six lanes within the Planning Area to four lanes.
The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes)
within the Specific Plan Area are incompatible with the City’s Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative
1 meets the eight objectives established for the Diamond Bar Town Center Specific Plan; however,
Objectives 6 and 7 would only be partially met due to the reductions in dwelling units and
23 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
24 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Page 183 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page V-12
retail/commercial space (see Table V.2-1). Although Alternative 1 meets Objective 1 by providing
1,677 dwelling units, this is only 84 percent of the market demand for 2,000 dwelling units
identified by the TAP Report.25
Comparative Impacts of Alternative 1: As with Recommended Alternative 3, Alternative 1
results in less than significant impacts to light and glare, consistency with air quality plans, odors,
greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park
facilities, other public facilities, deterioration of existing recreation facilities, or the need to
construct new recreation facilities, water or wastewater facilities, water supply or wastewater
capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 1 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended
Alternative 3, Alternative 1 requires Traffic Demand Management Measures to be applied;
however, per capita VMT would be expected to increase in the Specific Plan area due to the
addition of 1,677 dwelling units and 175 hotel rooms over the existing condition, and 327 more
dwelling units than General Plan 2040, as updated by the 2021-2029 Housing Element Update
(Table V.2-3).
Alternative 1 does not resolve the significant and unavoidable impacts that would occur with the
recommended Alternative 3.
As with Recommended Alternative 3, Alternative 1 requires the implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3,
Alternative 1 requires implementation of MM-TRANS-1.
Alternative 1 is, thus, deemed to be infeasible and is not recommended as it would not meet all
of the project objectives as fully as Alternative 3, would not avoid the significant impacts that would
occur under Alternative 3, and would be incompatible with the Complete Streets Project (see
Table V.2-1). The incompatibility of the road diet element of Alternative 1 with the adopted
Complete Streets Project was determined by the Director of Community Development to not be
in the best interest of the City. In addition, Alternative 1 would not fully provide a balance of land
uses that would achieve the highest number of housing units and commercial space within the
Planning Area as it would provide fewer housing units and commercial space than Alternative 3.
V.2.5 Alternative 2: Low Density with Road Diet
Specific Plan Elements: As with Recommended Alternative 3, Alternative 2 was designed to
implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Town Center Planning Area, taking into consideration the
recommended Specific Plan elements resulting from the TAP Report,26 and supporting market
25 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
26 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
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feasibility study.27 Unlike Recommended Alternative 3, Alternative 2 includes a road diet and, as
such, is incompatible with the City’s Complete Streets Project.
As with Recommended Alternative 3, Alternative 2 provides dwelling units and hotel rooms,
retail/commercial space, and open space within the Planning Area and adds bicycle lanes
(Table V.2-1):
Up to 1,350 multi-family housing units
150 hotel rooms
411,000 sf of commercial leasable space
40,000 sf of open space
Four of six lanes of Diamond Bar Boulevard are retained within the Planning Area, with
11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets
Accommodates parking on Diamond Bar Boulevard
Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained
Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and
Prospectors Road and Class III bicycle lane on Sunset Crossing Road
Alternative 2 calls for even less development than recommended Alternative 3. Specifically,
there would be 705 fewer housing units, 50 fewer hotel rooms, and 35,000 sf less
retail/commercial space. As with Recommended Alternative 3, Alternative 2 calls for
development of 40,000 sf of open space. Unlike Recommended Alternative 3, Alternative 1
includes a road diet reducing Diamond Bar Boulevard from six lanes within the Planning Area
to four lanes.
The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes)
within the Specific Plan Area are incompatible with the City’s Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative
2 meets the eight objectives established for the Diamond Bar Town Center Specific Plan;
(however, Objectives 6 and 7 would only be partially met due to the reductions in dwelling units
and retail/commercial space) (see Table V.2-1). Although Alternative 2 meets Objective 1 by
providing 1,350 dwelling units, this is only 68 percent of the market demand for 2,000 dwelling
units identified by the TAP Report.28
Comparative Impacts of Alternative 2: As with Recommended Alternative 3, Alternative 2
results in less than significant impacts to light and glare, consistency with air quality plans, odors,
greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park
facilities, other public facilities, deterioration of existing recreation facilities, or the need to
construct new recreation facilities, water or wastewater facilities, water supply or wastewater
capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 2 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended
Alternative 3, Alternative 2 requires Traffic Demand Management Measures to be applied;
27 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
28 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
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however, per capita VMT would be expected to increase in the Specific Plan area due to the
addition of 1,350 dwelling units and 150 hotel rooms over the existing conditions (Table V.2-3).
Dwelling units would be the same as General Plan 2040, as updated by the 2021-2029 Housing
Element Update (Table V.2-3).
As with Recommended Alternative 3, Alternative 2 requires the implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3,
Alternative 2 requires implementation of MM-TRANS-1.
The SIR identified Alternative 2, with its lesser impacts under four impact categories, and reduced
development scenario and construction footprint, as the Environmentally Superior Alternative.
However, Alternative 2 was found to be inconsistent with the City’s goals and policies because it
would not fully meet the eight objectives established for the Diamond Bar Town Center Specific
Plan due to the reduced development scenario. As such, the Environmentally Superior Alternative
was deemed infeasible and not recommended to the Planning Commission or City Council for
adoption (see Section V.3, Environmentally Superior Alternative).
V.3 Environmentally Superior Alternative
Section 15126.6 of the CEQA Guidelines requires the identification of an environmentally
superior alternative among the alternatives analyzed. Section 15126.6(e) of the CEQA
Guidelines requires the evaluation of a “No-Project Alternative” and its potential environmental
impacts. Where the proposed project is a land use or regulatory plan, the “No-Project
Alternative” is a continuation of the existing plan or policy into the future (CEQA Guidelines
Section 15126.6(b)(3)(A)). As a result, “the projected impacts of the proposed plan … would be
compared to the impacts that would occur under the existing plan” (Section 15126.6(b)(3)(A) of
the CEQA Guidelines). The “environmentally superior alternative” in CEQA refers to the
alternative that would result in the fewest or least severe environmental impacts among all
alternatives evaluated in an EIR. If the alternative with the least environmental impact is the No-
Project Alternative, then the EIR must also identify the next most environmentally superior
alternative (CEQA Guidelines Section 15126.6(e)(2)).
As shown in Table V.2-3, above, Alternatives 1 (Medium Density with Road Diet) and 2 (Low
Density with Road Diet) would have impacts to four issue areas that are less than those of
Recommended Alternative 3 (High Density, No Road Diet) (aesthetics/light and glare, air quality
standards, and GHG emissions). The refined project would have impacts to two issue areas
that are less than those of Recommended Alternative 3 (air quality standards and GHG
emissions). By comparison, the No-Project Alternative would result in similar or greater impacts
for all impact areas compared to Recommended Alternative 3.
Both Alternatives 1 and 2 would result in lesser impacts to light and glare as compared to
Recommended Alternative 3. However, by virtue of Alternative 2’s reduced development
scenario and construction footprint (705 less housing units, 53 less hotel rooms, and 55,000 sf
less of retail/commercial development), Alternative 2 would result in a lower level of sources of
light and glare. Both Alternatives 1 and 2 would result in lesser impacts to emissions of criteria
pollutants and the exposure of sensitive receptors to the emissions of criteria pollutants when
compared to Recommended Alternative 3; however, by virtue of the Alternative 2 reduced
development scenario and construction footprint, it would result in lower level of sources of
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emissions of criteria pollutants. Both Alternatives 1 and 2 would result in lesser impacts to GHG
emissions when compared to Recommended Alternative 3.
Alternative 2, with its lesser impacts under the four impact categories, and reduced development
scenario and construction footprint, is the Environmentally Superior Alternative. However,
Alternative 2 was found to be inconsistent with City’s goals and policies as they relate to a
reduction of dwelling units to 68 percent of the market demand established in the TAP Report,29
and the corresponding reduction in consumers to support retail/commercial development.
Similarly, the incompatibility of the Road Diet element of Alternative 2 with the adopted Complete
Streets Project was found to be inconsistent with the City’s goals and policies. While Alternative
2 would meet the eight objectives established for the Diamond Bar Town Center Specific Plan,
Objectives 6 and 7 would only be partially met due to the reduced development scenario. And
while lowering emissions during construction, Alternative 2 shares the same significant and
unavoidable impacts that would result from Recommended Alternative 3. Further, although
Alternative 2 meets Objective 1 by providing 1,350 dwelling units, this reduced development
scenario is only 68 percent of the market demand for 2,000 dwelling units identified by the TAP
Report and would be economically infeasible to meet the City’s requirements. Therefore, while
Alternative 2, with its lesser impacts with respect to the four impact categories and reduced
development scenario and construction footprint, is the Environmentally Superior Alternative, it
was thus rejected as infeasible.
29 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
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VI FINDINGS REGARDING MITIGATION
MONITORING AND REPORTING PROGRAM
According to Section 21081.6 of the Public Resources Code, and pursuant to Sections 15091 and
15097 of the State CEQA Guidelines, CEQA requires that when a public agency is making the
findings required by Section 21081 and Section 15091, the public agency shall adopt a reporting
or monitoring program for the changes made to the project or conditions of project approval,
adopted to mitigate or avoid significant effects on the environment.
The City of Diamond Bar hereby finds that the Mitigation Monitoring and Reporting Program for
the Recommended Alternative 3 meets the requirements of Section 21081.6 of the Public
Resources Code and Sections 15091 and 15097 of the State CEQA Guidelines by providing a
monitoring program designed to ensure compliance during project implementation with mitigation
measures adopted by the City.
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VII FINDINGS REGARDING LOCATION AND
CUSTODIAN OF DOCUMENTS
Section 15091(e) of the State CEQA Guidelines requires a public agency specify the location and
custodian of the documents or other materials that constitute the record of proceedings upon
which the decision is based.
The documents and other materials that constitute the Record of Proceedings on which the City
of Diamond Bar’s Findings of Fact are based are located at:
City of Diamond Bar
Community Development Department/Planning Division
21810 Copley Dr.
Diamond Bar, CA 91765
Phone: (909) 839-7030
Email: glee@diamondbarca.gov
The Record of Proceedings, including copies of the SIR and all documents incorporated by
reference in the SIR, are available for review between the hours of 7:30 a.m. and 5:30 p.m.
Monday through Thursday, and 7:30 a.m. to 4:30 p.m. on Friday.
The custodian of these documents is the City of Diamond Bar. This information is provided in
compliance with Public Resources Code Section 21081.6(a)(2).
For purposes of CEQA and these Findings, the Record of Proceedings for the Project consists of
the following documents and other evidence, at a minimum:
The NOP, NOA, and all other public notices issued by the City of Diamond Bar in
conjunction with the Project;
The Final SIR;
The Draft SIR;
All written comments submitted by agencies or members of the public during the public
review comment period on the Draft SIR;
All responses to written comments submitted by agencies or members of the public during
the public review comment period on the Draft SIR;
All written and verbal public testimony presented during a noticed public hearing for the
project;
The reports and technical memoranda included or referenced in the Response to
Comments;
All documents, studies, or other materials incorporated by reference in the Draft SIR and
Final SIR;
The Resolutions adopted by the City of Diamond Bar in connection with the project, and
all documents incorporated by reference therein, including comments received after the
close of the comment period and responses thereto;
Matters of common knowledge to the City of Diamond Bar, including but not limited to
federal, state, and local laws and regulations;
Any documents expressly cited in these Findings; and,
Any other relevant materials required to be in the record of proceedings by Public
Resources Code Section 21167.6(e).
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VIII CERTIFICATION REGARDING INDEPENDENT
JUDGMENT
The City of Diamond Bar reviewed the Draft SIR, its supporting technical appendices, and
required changes to those documents prior to their circulation for public review. The Draft SIR
circulated for public review reflected the independent judgment of the City of Diamond Bar. The
Final SIR similarly has been subject to review and revision by the City of Diamond Bar City
Council, Planning Commission, and Community Development Department. Pursuant to Section
21082.1(c) of the Public Resources Code and Section 15090(a)of the State CEQA Guidelines,
the City of Diamond Bar certifies that the Final SIR was presented to the City Council and that the
City Council has independently reviewed and analyzed the Final SIR prior to making a decision
on the project. The Final SIR reflects the City Council’s independent judgment and analysis.
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IX STATE CEQA GUIDELINES SECTIONS 15091,
15092, AND 15093 FINDINGS
The City has prepared a Final SIR. The Final SIR includes all comments received during the
public comment period and responses to public comments. A copy of the response to comments
was provided to the party making the comment prior to the consideration of the Final SIR for
certification and prior to consideration of the Diamond Bar Town Center Specific Plan for
certification. The City made the Final SIR available for review by the public for a period 10 days
prior to consideration for certification, and provided the public with the opportunity to comment
at the Public Hearing held by the Planning Commission and a Public Hearing held by the City
Council to consider certification of the Final SIR and consider approval of the Diamond Bar
Town Center Specific Plan as described in Alternative 3 (High Density, No Road Diet). Based
on the whole record, the Community Development Director has recommended Alternative 3
(High Density, No Road Diet) to the Planning Commission and City Council for approval. This
section includes documentation of compliance with the required FOF/SOC to support the
consideration of the Final SIR for approval and consideration of Recommended Alternative 3
(High Density, No Road Diet) by the City Council.
IX.1 State CEQA Guidelines Section 15091 Findings
The City has made the required findings with respect to the significant impacts on the environment
resulting from the City of Diamond Bar Town Center Specific Plan Recommended Alternative 3
(High Density, No Road Diet) pursuant to Section 15091 of the State CEQA Guidelines.
(a) Required Findings for Significant Environmental Effects Supported by Substantial
Evidence
(1) Changes or alterations have been required in, or incorporated into, the project
which avoid or substantially lessen the significant environmental effect as identified
in the Final SIR. The Final SIR and FOF/SOC document the analysis that was
undertaken with respect to each environmental issue area carried forward for
detailed evaluation in the Final SIR:
a. Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to a
Level of Insignificance (SIR Section 4.6, Impact Analysis of Alternatives,
and FOF/SOC Section IV, Significant Unavoidable Adverse Impacts That
Cannot Be Mitigated to Below the Level of Significance).
(2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted by such other agency.
a. The City has determined that the changes or alterations to the land use
development scenario adopted in the Diamond Bar General Plan 2040
(General Plan 2040),1 as updated by the 2021-2029 Housing Element
Update and Land Use Planning Update that are embodied in
Recommended Alternative 3 (High Density, No Road Diet) are solely in
1 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
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the responsibility of the City. The City has identified the California
Department of Transportation (Caltrans) District 7, Regional Water Quality
Control Board – Los Angeles Region, South Coast Air Quality Management
District, and Southern California Association of Governments as other
decision-making bodies that may rely on the Final SIR in the consideration
and issuance of subsequent projects undertaken pursuant to the Final SIR
(“Intended Uses of This SIR” in Section 2.2, Purpose and Objective of the
Refined Project, of the Final SIR). The City provided the Draft SIR to
Caltrans District 7, Regional Water Quality Control Board – Los Angeles
Region, South Coast Air Quality Management District, and Southern
California Association of Governments for review and comment.
(3) Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or project alternatives identified in the Final SIR.
a. The City has carried forward the seven applicable mitigation measures
from the certified Diamond Bar Comprehensive General Plan Update and
Climate Action Plan Draft Environmental Impact Report2 and added one
additional mitigation measure for transportation (FOF/SOC Section IV,
Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to
Below the Level of Significance).
IX.2 State CEQA Guidelines Section 15092 Findings
The Community Development Director has determined that based on the whole of the record,
the City Planning Commission and City Council have concurred that the City has:
(a) Eliminated or substantially lessened all significant effects on the environment where
feasible as shown in the Section 15091 Findings, and
(b) Determined any remaining significant effects on the environment found to be unavoidable
under Section 15091 are acceptable due to findings under Section 15093 (FOC/SOC,
Section X, Section 15093 Findings: Statement of Overriding Considerations ).
2 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
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X STATEMENT OF OVERRIDING CONSIDERATIONS
CEQA and its implementing regulations permit a public agency to approve a project
notwithstanding the existence of significant and unavoidable environmental effects, provided that
the agency makes a written statement identifying the specific benefits of the project that the
agency has determined outweigh those unavoidable effects, and that this determination is
supported by substantial evidence in the record. Specifically, CEQA Guidelines Section 15093
provides as follows:
(a) CEQA requires the decision-making agency to balance, as applicable, the
economic, legal, social, technological, or other benefits, including region-wide or
statewide environmental benefits, of a proposed project against its unavoidable
environmental risks when determining whether to approve the project. If the
specific economic, legal, social, technological, or other benefits, including region-
wide or statewide environmental benefits, of a proposal project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects
may be considered “acceptable.”
(b) When the lead agency approves a project which will result in the occurrence of
significant effects which are identified in the final EIR but are not avoided or
substantially lessened, the agency shall state in writing the specific reasons to
support its action based on the final EIR and/or other information in the record. The
statement of overriding considerations shall be supported by substantial evidence
in the record.
(c) If an agency makes a statement of overriding considerations, the statement should
be included in the record of the project approval and should be mentioned in the
notice of determination. This statement does not substitute for, and shall be in
addition to, findings required pursuant to Section 15091.
The SIR concluded that the implementation of Alternative 3 (the “Project”) would result in
significant and unavoidable air quality and transportation impacts. Specifically, after imposition of
mitigation measures MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-
AQ-7, the SIR concluded that operation of Alternative 3 would result in significant and unavoidable
impacts based on a cumulatively considerable net increase of ROGs and PM2.5, and with respect
to exposure of sensitive receptors to substantial pollutant concentrations of ROGs and PM2.5.
Further, after imposition of mitigation measure MM-TRANS-1, the SIR concluded that the Project
would result in a significant and unavoidable impact based on project-generated VMT per-service
population.
The Project, however, provides the following benefits:
A. The Specific Plan Would Further Implement the City’s Housing Element
Commitments to Meet Regional Housing Needs
The City is required to accommodate its share of regional housing needs as determined by the
Regional Housing Needs Assessment (“RHNA”). On March 4, 2021, the Southern California
Association of Governments (“SCAG”) adopted the 6th Cycle RHNA, 2021-2029, which assigned
2,521 dwelling units to the City. That allocation is further broken down across income categories
as follows: 844 extremely low and very low, 434 low, 437 moderate, and 806 above-moderate
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units. In order to plan for this number of units, the City’s Housing Element commits the City to
rezone three mixed use focus areas at a density of up to 30 units per acre, including the Town
Center. The City adopted a Housing Element Site Overlay to achieve this minimum density within
the Town Center.
The Specific Plan would further implement the Housing Element’s commitments and help the City
to achieve its RHNA allocation by providing development incentives that may exceed those
otherwise available under the City’s Development Code (Section 22.18.010) or the State Density
Bonus Law (Government Code Sections 65915–65918) for the production of housing units within
the Town Center. The Specific Plan includes an Inclusionary Incentive Program that would
increase the base density for each “Inclusionary Point” earned by a developer. These points would
be earned by providing, among other things, affordable housing units. (Specific Plan, § 5.3, Table
5-2, Table 5-3.) The goal of this program is to encourage the production of affordable housing in
the Town Center to help the City accommodate its affordable housing RHNA allocation, and,
ultimately, to expand rental and homeownership opportunities for young households, residents
who wish to downsize and remain in Diamond Bar, and members of the workforce for whom
housing costs in Diamond Bar are out of reach.
B. The Specific Plan Is Projected to Generate a Positive Fiscal Impact to the City’s
General Fund
In 2022, RCLCO prepared a fiscal impact analysis to evaluate potential development scenarios
for the Town Center. (RCLCO Fiscal Impact Analysis Diamond Bar Town Center, November 18,
2022.) The fiscal impact analysis projected that a development program of approximately 2,055
residential units and approximately 446,000 square feet of commercial space would generate a
stabilized positive annual net fiscal impact of approximately $1.96 million to the City’s General
Fund. (p. 5.) The existing use of the site, at the time that the fiscal impact analysis was prepared,
was approximately $1.05 million in annual net fiscal impact. (p. 5.)
The existing Town Center area, which comprises primarily aging automobile-oriented retail
(approximately 456,000 square feet) and a 97-room motel, currently generates limited property
tax revenue (approximately $142,100 annually) and sales tax revenue (approximately $672,800
annually) to the City. (p. 6.) The Specific Plan would transform this underutilized commercial area
into a vibrant mixed-use development. The Specific Plan, which would allow for up to 2,055
residential units and approximately 446,000 square feet of commercial space, closely matches
the residential and commercial components analyzed in the fiscal study. (pp. 4, 6.) And, as a
result, according to the fiscal impact analysis, the Specific Plan could generate approximately
$900,000 more annually as compared to the existing use. (p. 5.)
The increased fiscal benefits would result primarily from new property tax revenues (projected at
approximately $1.24 million annually) and sales tax revenues (projected at approximately $1.11
million annually), as well as transient occupancy tax (projected at approximately $520,500
annually for 97 hotel rooms. (p. 6.) The Specific Plan, however, allows for up to 200 hotel rooms
compared to the 97 hotel rooms analyzed in the fiscal study, which would generate additional
transient occupancy tax revenues beyond those projected in the analysis. (pp. 4, 16.) While the
Specific Plan would result in increased demand for City services due to the additional residential
population and commercial activity, the incremental General Fund expenditures required to serve
the new development are projected to be substantially lower than the revenues generated,
resulting in a strong positive net fiscal impact. (pp. 6-7.)
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These recurring revenues would provide a stable, long-term funding source to support essential
municipal services including public safety, parks and recreation, public works, and community
development programs that benefit all City residents. Without the Specific Plan, the Town Center
would remain subject to the City's Housing Element Site Overlay, which establishes a maximum
density of 30 units per acre but does not provide the enhanced development incentives included
in the Specific Plan's Inclusionary Incentive Program. The Specific Plan's incentive structure is
what makes the scale of mixed-use development analyzed in the fiscal impact study—
approximately 2,055 residential units and 446,000 square feet of commercial space—financially
achievable, and therefore what makes the projected fiscal benefits to the General Fund
realistically attainable.
C. The Specific Plan Represents a Guiding Framework for Future Development Based
on Extensive Public Engagement
The Specific Plan would implement the City’s 2040 General Plan, adopted by the City Council in
December 2019 following a three-year process of public outreach, engagement, and participation.
Throughout the General Plan update process, Diamond Bar residents consistently expressed
their desire for more local access to dining, entertainment, and retail establishments, as well as
for pedestrian-oriented, mixed-use activity centers. (Urban Land Institute Technical Assistance
Panel Report, p. 5.) As a result, the 2040 General Plan established a new vision for a pedestrian-
oriented “Town Center,” where residents can enjoy activated spaces, urban housing opportunities,
food-oriented retail, restaurants, and entertainment.
The Specific Plan is the result of further public input from residents and local stakeholders.
(Specific Plan, § 1.10.) Through public workshops, periodic meetings, and a public website, the
public was encouraged to share their thoughts on the proposed Specific Plan. (Specific Plan §§
1.10.1-1.10.3.) Public comments and questions were noted and factored into the final plan.
(Specific Plan § 1.10.3.)
The Specific Plan translates this community vision into implementable development standards
and design guidelines for the Town Center Mixed Use Area. The Specific plan is “crafted to reflect
the aspiration of the City’s residents for a pedestrian friendly Town Center.” (Specific Plan § 2.3).
To that end, the Specific Plan calls for (among other things): a “New Town Square”, a public green
visible from Diamond Boulevard with a civic building; a “New Main Street,” a north-south street
with 18’ wide sidewalks and views of the San Gabriel Mountains; a “New Street Grid” that would
improve street intersection density, which is in turn associated with increased walkability and
decreased per capita air pollution from vehicle emissions (the existing condition is 65
intersections/square mile, the minimum density to achieve a walkable environment is 150
intersections/square mile, and the Specific Plan calls for 284 intersections/square mile); a “New
Torito Lane” that would extend the existing Torito Lane around a new neighborhood green crossing
and through the new public plaza; and a “New Neighborhood Adjacent to Golden Springs Drive”
that integrates elevated parcels into the larger Town Center through a public, accessible grand
staircase inspired by the Spanish Steps in Rome. (Specific Plan §§ 2.3.)
Without the Specific Plan, the existing zoning for the Town Center area would not implement the
2040 General Plan's vision or fulfill the community’s expressed desire for a pedestrian-oriented,
mixed-use Town Center with activated public spaces, diverse housing options, and walkable
streets.
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D. The Specific Plan Reflects Best Practices and Expert Recommendations for Town
Center Development
Following adoption of the Vision 2040 General Plan, the City sought guidance from the Urban
Land Institute Los Angeles (ULI-LA) to better understand market possibilities, implementation
strategies, and design frameworks for the Diamond Bar Town Center. (Urban Land Institute
Technical Assistance Panel Report (“TAP Report”), Diamond Bar Town Center, April 2021, p. 5.)
In April 2021, ULI-LA convened a Technical Assistance Panel (“Panel”) of experts in land use, real
estate development, architecture, urban design, city planning, economic analysis, and
development financing to provide pro bono planning assistance. (TAP Report at p. 2.) Over a
week-long process, the panel toured the site, interviewed city officials, property owners, and
community members, analyzed the area, and presented findings to a joint session of the City
Council and Planning Commission. (TAP Report at pp. 8-9.)
The Panel identified comparable successful projects including The Village at Totem Lake (26
acres, 850 units, 400,000 SF retail), Santana Row (42 acres, 1,200 units, 680,000 SF retail), and
Santa Clara Square (92 acres, 1,300 units, 120,000 SF retail), demonstrating that mixed-use town
centers of similar or larger scale have been successfully developed in other California
communities. (TAP Report at pp. 20-21.) The Panel emphasized that "[a]ll over the country and
world, successful town centers are surrounded by, and integrated with, denser residential
densities" and concluded its vision "includes higher residential densities than currently allowed in
the Vision 2040 General Plan" because "[t]hese higher residential densities would provide the
benefit of creating new housing options affordable at a mix of income levels" and "[t]he resulting
residential population would also drive demand for new restaurants, retail, walkability, and open
and gathering spaces in the Town Center." (TAP Report at pp. 7, 13.) The Panel recommended
that the City develop a Specific Plan "that provides both the certainty to incentivize investment
and the flexibility to ensure the financial feasibility of future development" and use "an urban
framework to guide the cohesive redevelopment of the Town Center, with urban-sized blocks,
residential density, and a priority on pedestrian movement." (TAP Report at p. 7.)
The Specific Plan incorporates these expert recommendations through its urban street grid (284
intersections per square mile compared to the existing 65), pedestrian features including the
grand staircase and 18-foot wide sidewalks, mix of uses, minimum residential density of 30 units
per acre, and Inclusionary Incentive Program. By following guidance from experienced
professionals who evaluated comparable successful projects, the Specific Plan increases the
likelihood of achieving the community's vision and delivering anticipated benefits.
E. The Specific Plan Leverages Unique Site Characteristics and Regional Connectivity
The Town Center site possesses exceptional characteristics that the Specific Plan would leverage
to create a unique community asset. The ULI Technical Assistance Panel identified the site's
sloped topography as creating opportunities for design elements that take advantage of the
natural topography while optimizing the location of parking and creating space for pedestrian
plazas and paseos. (TAP Report at p. 7.) The Panel noted that “[w]ith dramatic vistas to the San
Gabriel Mountains to the north, these pedestrian spaces would be lined by creative and authentic
food uses—the kinds of uses that activate the atmosphere of a village, with people shopping,
eating, and celebrating.” (TAP Report at p. 7.)
The Specific Plan leverages these exceptional site characteristics through deliberate design
strategies and development standards. The sloped topography identified by the TAP is utilized
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February 25, 2026 Page X-5
through the grand staircase connecting Golden Springs Drive to New Main Street to the north—
a public amenity that not only provides pedestrian connectivity between upper and lower portions
of the site but is envisioned as “a place in and of itself,” offering dramatic views to the San Gabriel
Mountains while serving as a community gathering space. (Specific Plan § 2.3.5.) The Specific
Plan’s street grid and block structure optimize parking locations by integrating structured and
subgrade parking that takes advantage of the site’s grade changes, reducing surface parking from
the current 2,086 spaces that dominate the site and freeing land for the pedestrian plazas, paseos,
and activated street frontages recommended by the TAP.
The site’s strategic location adjacent to the SR-57 and SR-60 interchange—where approximately
350,000 vehicles traverse during a typical weekday—provides exceptional regional visibility and
accessibility. (TAP Report at p. 11.) This strategic location positions the site to capture demand
from a broader market area than a typical neighborhood-serving commercial center. The site is
also proximate to the Gateway Corporate Center, which houses the South Coast Air Quality
Management District, City Hall, and several Fortune 500 companies, supplying a high
concentration of well-paying jobs and a large daytime workforce population that can support Town
Center retail and dining establishments. (TAP Report at p. 10.) The Panel noted that ongoing
phased improvements to the 57-60 interchange are “intended to significantly reduce congestion
and collisions while also preventing overflow traffic onto the surface streets of Diamond Bar,”
which would make the area more accommodating to pedestrian activity and support the Specific
Plan's vision for a walkable, mixed-use Town Center. (TAP Report at p. 11.)
The Specific Plan’s mix of uses, including up to 2,055 residential units and approximately 446,000
square feet of commercial space, is specifically scaled to take advantage of the site's strategic
location adjacent to major regional transportation corridors and proximity to the Gateway
Corporate Center’s daytime workforce population, creating the critical mass of residents and
daytime workers needed to support viable retail and dining establishments.
F. The Specific Plan Responds to Strong Market Demand
The Specific Plan responds to documented market demand for housing and retail uses in
Diamond Bar that has been unmet for decades. Market analysis prepared by RCLCO in
September 2022 found that “[d]evelopment of new housing in Diamond Bar has been limited over
the past two decades” with no new apartment communities delivered in the city since 1989 and
building permits decreasing precipitously between 1980 and 2000. (RCLCO Existing Conditions
& Market Demand Analysis “Demand Analysis”, Diamond Bar Town Center, September 6, 2022,
p. 6.) This limited inventory has resulted in historically low apartment vacancy rates of just 0.8%,
and tight vacancies combined with strong rent growth averaging 5.3% between 2017 and 2021
indicate strong demand for new multifamily housing. (Demand Analysis, p. 6 .) RCLCO concluded
that “the market has been underdeveloped for several decades and harbors inherent unmet
demand” and that “[t]he aging population of Diamond Bar is resultant of a lack of new housing”
such that “the introduction of a highly stratified and master-planned housing program should
induce the latent demand within the region that has been building.” (Demand Analysis, p. 6.)
The Specific Plan would address this unmet demand by implementing a targeted maximum of
2,055 residential units in diversified housing types serving residents at multiple income levels and
life stages — the kind of “highly stratified and master-planned housing program” that RCLCO
identified as necessary to induce the region's latent demand. While the City's Housing Element
Site Overlay establishes the entitlement framework for residential development in the Town
Center, it alone does not provide the master-planned structure, diversified product mix, or
development incentives needed to capture this demand at meaningful scale. Given the City’s
Page 197 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page X-6
current lack of a central retail corridor or true town center, the Diamond Bar Town Center has the
opportunity to capture a broad demand pool for retail, dining, hospitality, and multifamily housing
with limited competition. (Demand Analysis, p. 6.) By providing new housing options in a cohesive
mixed-use environment—options that have been unavailable in Diamond Bar for over three
decades—the Specific Plan would allow younger households to move into the community, enable
existing residents to downsize while remaining in Diamond Bar, and accommodate essential
workers and the daytime workforce serving the Gateway Corporate Center and other Diamond
Bar employers who currently cannot afford to live in the City.
Conclusion
The City of Diamond Bar has balanced the Project’s benefits against the Project’s significant
unavoidable impacts. The City Council finds that the proposed Project’s benefits outweigh the
Project’s significant unavoidable impacts, and these impacts, therefore, are considered
acceptable in light of the Project’s benefits. The City Council finds that each of the benefits
described above is an overriding consideration, independent of the other benefits, which warrants
approval of the Project notwithstanding the Project’s significant unavoidable impacts.
Page 198 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page XI-1
XI REFERENCES
California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing
Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and
Advancing Health and Equity.
https://caleemod.com/documents/handbook/full_handbook.pdf
California Building Standards Commission. 2023. Revision Record for the State of California.
2022 Title 24, Part 9, California Fire Code. https://www.iccsafe.org/wp-
content/uploads/errata_central/2022-California-Fire-Code-Part-9-Errata-eff.-January-
2023-5590S221.pdf
City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate
Action Plan Draft Environmental Impact Report.
https://ceqanet.opr.ca.gov/2018051066/2
City of Diamond Bar. 2019. Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/961/General-Plan-2040
City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character &
Placemaking. https://www.diamondbarca.gov/DocumentCenter/View/7090/3-
Community-Characterr?bidId=
City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-
2029. https://www.diamondbarca.gov/963/Housing-Element-Update
City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions
Report – Volume III.
https://www.diamondbarca.gov/DocumentCenter/View/7518/General-Plan-Existing-
Conditions-Report---Volume-III_011017?bidId=
City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services
Agreement with MNS Engineers, Inc. for the Design of Diamond Bar Complete Street
Project (CIP# PW17400). City Council Agenda Report. Prepared by Daniel Fox, City
Manager, for Honorable Mayor and Members of the City Council.
https://diamondbarca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=1962
&MediaPosition=&ID=3375&CssClass= (accessed January 13, 2026).
City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding
Agreements for State and Federal Funding, Approve WVWD Utility Agreement, Approve
LACFCD Trash Excluder Agreement and Adopt a Class 1 CEQA Exemption for the
Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report.
Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City
Council.
https://diamondbarca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=2052
&MediaPosition=&ID=3615&CssClass= (accessed January 13, 2026).
City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar
Boulevard Complete Streets Project - CIP No. SI256 (Gentry Brothers, Inc.) and
Approval of Amendment 2 to a Professional Services Agreement for Construction
Management and Inspection Services (Local Agency Engineering Associates, Inc.). City
Page 199 of 618
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 25, 2026 Page XI-2
Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor
and Members of the City Council.
City of Diamond Bar. January 2026. Diamond Bar Town Center Specific Plan Mitigation
Monitoring and Reporting Program.
City of Diamond Bar. N.d. Code of Ordinances, Title 22 – Development Code, Chapter 22.10 –
Commercial/Industrial Zoning Districts.
County of Los Angeles Chief Executive Office. July 2011. Forty-Year Lease and Memorandum
of Understanding with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley
Drive, Diamond Bar.
LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028.
https://lacountylibrary.org/wp-
content/uploads/2024/03/LACountyLibrary_Strategic_Plan_2024-28.pdf (accessed
December 2, 2024).
RCLCO Real Estate Consulting. 2022. Existing Conditions & Marketing Demand Analysis:
Diamond Bar Town Center, Diamond Bar, California. Prepared for Torti Gallas +
Partners.
Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37a1a36-3e3f-434d-b959-ee1a9053eb45.pdf
South Coast Air Quality Management District. 1993. CEQA Air Quality Handbook.
http://www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/ceqa-
air-quality-handbook-(1993)
South Coast Air Quality Management District. June 2008. Appendix C, LST Mass Look-up
Tables. Final Localized Significance Thresholds Methodology.
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-
thresholds/appendix-c-mass-rate-lst-look-up-tables.pdf?sfvrsn=2
Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final
PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_connectsocal_peir.pdf#:~:text=It%20is%20the%20intent%20of%20this%20program%
20to%3A,and%20%287%29%20utilize%20existing%20review%20processes%20wherev
er%20feasible.
Southern California Association of Governments. September 2020. Connect SoCal.
https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-
plan_0.pdf?1606001176
2022 California Building Code, Title 24. https://codes.iccsafe.org/content/CABC2022P1
Urban Land Institute-Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar
Town Center. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-
Town-Center-Report-April2021?bidId= (accessed October 29, 2024).
Page 200 of 618
5
RESOLUTION NO. 2026-06
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR, CALIFORNIA, ADOPTING AMENDMENTS TO THE GENERAL
PLAN 2040 LAND USE AND ECONOMIC DEVELOPMENT ELEMENT IN
CONNECTION WITH ADOPTION OF THE TOWN CENTER SPECIFIC
PLAN.
WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar
General Plan 2040 and the Climate Action Plan 2040 to create a vision and blueprint for
development through 2040. The Diamond Bar General Plan 2040 establishes the Town
Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and
Community Core Overlay focus areas and corresponding land use designations,
estimates that up to 3,750 new housing units could be built in the city by 2040, and
anticipates that much of this growth will occur within these four focus areas; and
WHEREAS, the Town Center Mixed-Use focus area and land use designation
encompasses those properties within an approximately 45-acre area along Diamond Bar
Boulevard, between Golden Springs Drive and the SR-60 Freeway; and
WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029
General Plan Housing Element (“2021-2029 Housing Element”), which was subsequently
found by the California Department of Housing and Community Development (HCD) to
be in full compliance with State Housing Element Law (Article 10.6 of the Government
Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to
accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential
units, including through rezoning of underutilized sites in the Town Center Mixed-Use,
Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas. The 2021-2029
Housing Element expressly contemplates the implementation of a specific plan for mixed-
use development in the Town Center Focus Area and encourages incentives to
encourage and facilitate redevelopment in the Town Center Focus Area; and
WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025-
04 approving an amendment to the Land Use Element of the General Plan to establish a
minimum residential density of 20 dwelling units per acre and a maximum residential
density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and
Neighborhood Mixed-Use Land Use Designations, as required under Program H-8 of the;
and
WHEREAS, to implement the Land Use and Economic Development and Housing
Elements of the General Plan, the City of Diamond Bar initiated preparation of the Town
Center Specific Plan (“TCSP”) pursuant to Government Code sections 65450 through
65457 and corresponding amendments to the General Plan Land Use and Economic
Development Element, Development Code, and Official Zoning Map to establish the
TCSP as the regulatory document governing the Town Center Mixed-Use land use
designation and to revise the General Plan criteria and the zoning designation applicable
Page 201 of 618
Resolution No. 2026-06
2
to the Planning Area covered by the Specific Plan as necessary to ensure consistency
with, and implementation of, the Specific Plan’s framework, including maximum
residential density and permitted uses; and
WHEREAS, the proposed TCSP would establish a regulatory framework to guide
the transformation of the Town Center from the existing suburban-style retail shopping
centers into a pedestrian-oriented downtown, providing housing opportunities, retail,
restaurants, and entertainment uses within the City of Diamond Bar. Implementation of
the TCSP is anticipated to result in the development of up to 2,055 housing units (an
increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet
of public open space (an increase of 40,000 square feet); and 446,000 square feet of
commercial space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area under the
General Plan, as amended by the 2021-2029 Housing Element. Supporting infrastructure
and development standards will be implemented through the TCSP and associated
entitlements; and
WHEREAS, the proposed General Plan Amendment would amend the Land Use
and Economic Development Element to ensure consistency between it and the TCSP by
specifying that the Town Center Mixed Use Land Use designation is implemented by the
TCSP and project density may be increased over the maximum base residential density
of 30.0 dwelling units per acre in certain circumstances only through application of either
the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards
described in the TCSP, or through density transfers as permitted in the TCSP; and
WHEREAS, the proposed General Plan Amendment, Town Center Specific Plan,
Development Code Amendment, and Zoning Map Amendment are collectively referred
to herein as the “Project”; and
WHEREAS, the City determined that the appropriate environmental document for
the Project would be a Supplemental Environmental Impact Report (“SIR”) to the
Diamond Bar General Plan 2040 (“General Plan”) and Climate Action Plan Program EIR,
State Clearinghouse Number 2018051066, certified on December 18, 2019, as addended
on August 11, 2022 with adoption of the 2021-2029 Housing Element Update, and an SIR
has been prepared for the Project in compliance with the California Environmental Quality
Act (“CEQA”); and
WHEREAS, on February 10, 2026, the City of Diamond Bar Planning Commission
held a duly noticed public hearing regarding the Project and adopted Resolution No.
2026-02 making specified findings and recommending that the City Council adopt the
proposed Town Center Specific Plan and corresponding General Plan, Development
Code, and Zoning Map amendments. The City Council hereby adopts the facts and
reasons stated in Planning Commission Resolution No. 2026-02, a copy of which is on
file with the City Clerk and which is incorporated herein by reference with the same force
and effect as if set forth in full; and
Page 202 of 618
Resolution No. 2026-06
3
WHEREAS, on February 20, 2026, notification of the City Council public hearing
for the Project was published in the San Gabriel Valley Tribune. Public hearing notices
were mailed to property owners within a 1000-foot radius of the Planning Area, inclusive
of the Planning Area, and notices were posted at the City’s designated community posting
sites; and
WHEREAS, on March 3, 2026, the City Council held a duly noticed public hearing
regarding the proposed Project; and
WHEREAS, concurrently with the adoption of this Resolution, the City Council (1)
introduced an Ordinance adopting the Town Center Specific Plan and (2) adopted
Resolution No. 2026-05 certifying the Final SIR for the Project, finding the Final SIR was
prepared in compliance with CEQA; finding that the Final SIR reflects the independent
judgment and analysis of the City Council; finding the Final SIR was presented to, and
reviewed and considered by, the City Council; adopting a Statement of Overriding
Considerations; and adopting a Mitigation Monitoring and Reporting Program; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond
Bar as follows:
Section 1. The City Council hereby specifically finds that all of the facts set forth
in the Recitals of this Resolution are true and accurate.
Section 2. Based on the findings and conclusions set forth above, the City Council
hereby adopts the amendments to the General Plan 2040 Land Use and Economic
Development Element attached hereto as Exhibit 1 and incorporated herein by reference.
Section 3. This Resolution shall take effect from and after the effective date of the
TCSP.
PASSED, APPROVED, AND ADOPTED this 3rd day of March, 2026.
CITY OF DIAMOND BAR
__________________________
Steve Tye, Mayor
Page 203 of 618
Resolution No. 2026-06
4
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, California, do hereby certify
that the foregoing Resolution was duly and regularly passed, approved and adopted by
the City Council of the City of Diamond Bar, California at its regular meeting held on the
3rd day of March 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAINED: COUNCIL MEMBERS:
__________________________
Kristina Santana, City Clerk
Page 204 of 618
5
Exhibit 1
AMENDMENTS TO THE GENERAL PLAN 2040 LAND
USE AND ECONOMIC DEVELOPMENT ELEMENT
Revisions to the following passages of the General Plan 2040 Land Use and Economic
Development Element are highlighted with strikethrough text to show deletions, and
double underline text to show additions.
1. The description of the Town Center Mixed Use on Page 2-12 of the section entitled
Land Use Classifications is revised as follows:
Town Center Mixed Use
Allows and encourages a mix of uses with an emphasis on community-serving and
destination retail, dining, and entertainment uses. Offices and professional services, and
residential uses are also permitted. The Town Center Mixed Use Land Use designation is
implemented by the Town Center Specific Plan (“TCSP”). Maximum FAR for non-residential
uses is 1.5 and a residential density of 20.0 to 30.0 dwelling units per acre (20.0 - 30.0
du/ac) is permitted. Project density may be increased over the maximum base residential density
of 30.0 dwelling units per acre in certain circumstances only through application of either the State
Density Bonus Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP,
or through density transfers as permitted in the TCSP.
2. Page 2-16, Table 2-2 is revised as follows
Table 2-2: Land Use Density/Intensity Standards Summary Table
Land Use Density (du/ac) Intensity (FAR) Acreage % of
Planning
Area
CITY OF DIAMOND BAR
…
Mixed Use
Town Center Mixed Use Min. 20.0/Max 30.0 Up to 1.5 45 <1
Neighborhood Mixed Use Min. 20.0/Max 30.0 Up to 1.25 38 <1
Transit-Oriented Mixed Use Min. 20.0/Max 30.0 Up to 1.5 33 <1
…
Note: In the Town Center Mixed Use land use designation, project density may be
increased over the maximum base residential density of 30.0 dwelling units per acre in
certain circumstances only through application of ether the State Density Bonus Law or
the TCSP Inclusionary Incentive Program Standards described in the TCSP, or through
density transfers as permitted in the TCSP.
Page 205 of 618
ORDINANCE NO. 03 (2026)
AN ORDINANCE OF THE CITY OF DIAMOND BAR ADOPTING THE
TOWN CENTER SPECIFIC PLAN, AMENDING TITLE 22
(DEVELOPMENT CODE) OF THE DIAMOND BAR CITY CODE TO ADD
NEW CHAPTER 22.11 (MIXED USE DISTRICTS) AND TO ESTABLISH
THE TOWN CENTER SPECIFIC PLAN (TCSP) ZONING DISTRICT, AND
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DIAMOND
BAR TO REZONE ALL PROPERTIES WITHIN THE TOWN CENTER
MIXED USE GENERAL PLAN LAND USE DESIGNATION TO THE TOWN
CENTER SPECIFIC PLAN (TCSP) DISTRICT.
WHEREAS, On November 3, 1998, the City of Diamond Bar adopted a
Development Code (Title 22 of the Diamond Bar City Code); and
WHEREAS, on December 17, 2019, the City Council adopted the Diamond Bar
General Plan 2040 and the Climate Action Plan 2040 to create a vision and blueprint for
development through 2040. The Diamond Bar General Plan 2040 establishes the Town
Center Mixed-Use, Neighborhood Mixed-Use, Transit Oriented Mixed-Use, and
Community Core Overlay focus areas and corresponding land use designations,
estimates that up to 3,750 new housing units could be built in the city by 2040, and
anticipates that much of this growth will occur within these four focus areas; and
WHEREAS, the Town Center Mixed-Use focus area and land use designation
encompasses those properties within an approximately 45-acre area along Diamond Bar
Boulevard, between Golden Springs Drive and the SR-60 Freeway; and
WHEREAS, on August 11, 2022, the City Council adopted the City’s 2021-2029
General Plan Housing Element (“2021-2029 Housing Element”), which was subsequently
found by the California Department of Housing and Community Development (HCD) to
be in full compliance with State Housing Element Law (Article 10.6 of the Government
Code) on October 5, 2022. The 2021-2029 Housing Element identifies sites to
accommodate the City’s Regional Housing Needs Allocation (RHNA) of 2,516 residential
units, including through rezoning of underutilized sites in the Town Center Mixed-Use,
Neighborhood Mixed-Use, Transit Oriented Mixed-Use focus areas. The 2021-2029
Housing Element expressly contemplates the implementation of a specific plan for mixed-
use development in the Town Center Focus Area and encourages incentives to
encourage and facilitate redevelopment in the Town Center Focus Area; and
WHEREAS, on January 27, 2025, the City Council adopted Resolution No. 2025-
04 approving an amendment to the Land Use Element of the General Plan to establish a
minimum residential density of 20 dwelling units per acre and a maximum residential
density of 30 dwelling units per acre on sites within the Town Center Mixed-Use and
Neighborhood Mixed-Use Land Use Designations, as required under Program H-8 of the;
and
WHEREAS, on February 4, 2025, the City Council adopted Ordinance No. 01
(2025), establishing the housing element site (H) overlay district to provide development
Page 206 of 618
Ordinance No. 03 (2026)
2
and land use regulations for the development of multifamily dwellings on specified sites
identified in the City of Diamond Bar 2021-2029 Housing Element to accommodate the
City’s RHNA requirements. The Zoning Map was concurrently amended to apply the H
overlay district designation to those parcels with a General Plan land use designation of
Town Center Mixed-Use, Neighborhood Mixed-Use, and Transit-Oriented Mixed-Use.
The H overlay district establishes a maximum residential density of 30 dwelling units per
acre; and
WHEREAS, to implement the Land Use and Economic Development and Housing
Elements of the General Plan, the City of Diamond Bar initiated preparation of the Town
Center Specific Plan (“TCSP”) pursuant to Government Code sections 65450 through
65457 and corresponding amendments to the General Plan Land Use and Economic
Development Element, Development Code, and Official Zoning Map to establish the
TCSP as the regulatory document governing the Town Center Mixed-Use land use
designation and to revise the General Plan criteria and the zoning designation applicable
to the Planning Area covered by the Specific Plan as necessary to ensure consistency
with, and implementation of, the Specific Plan’s framework, including maximum
residential density and permitted uses; and
WHEREAS, the proposed TCSP would establish a regulatory framework to guide
the transformation of the Town Center from the existing suburban-style retail shopping
centers into a pedestrian-oriented downtown, providing housing opportunities, retail,
restaurants, and entertainment uses within the City of Diamond Bar. Implementation of
the TCSP is anticipated to result in the development of up to 2,055 housing units (an
increase of 705 units); 200 hotel rooms (an increase of 103 rooms); 40,000 square feet
of public open space (an increase of 40,000 square feet); and 446,000 square feet of
commercial space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area under the
General Plan, as amended by the 2021-2029 Housing Element. Supporting infrastructure
and development standards will be implemented through the TCSP and associated
entitlements; and
WHEREAS, the proposed General Plan Amendment would amend the Land Use
and Economic Development Element to ensure consistency between it and the TCSP by
specifying that the Town Center Mixed Use Land Use designation is implemented by the
TCSP and project density may be increased over the maximum base residential density
of 30.0 dwelling units per acre in certain circumstances only through application of either
the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards
described in the TCSP, or through density transfers as permitted in the TCSP; and
WHEREAS, the proposed Development Code Amendment would establish a new
Town Center Specific Plan zoning district that implements the TCSP and would
incorporate the TCSP into the Development Code by reference. These provisions are
proposed to be set forth in a new chapter 22.11 of the Development Code entitled “Mixed
Use Zoning Districts,” which will provide a framework for the incorporation of future
specific plans implementing General Plan goals and policies for the the Neighborhood
Mixed-Use and Transit Oriented Mixed-Use land use designations; and
Page 207 of 618
Ordinance No. 03 (2026)
3
WHEREAS, the proposed Zoning Map Amendment would rezone all properties
within the Town Center Mixed Use General Plan land use designation to the new Town
Center Specific Plan (TCSP) District; and
WHEREAS, the proposed General Plan Amendment, Town Center Specific Plan,
Development Code Amendment, and Zoning Map Amendment are collectively referred
to herein as the “Project”; and
WHEREAS, on February 10, 2026, the City of Diamond Bar Planning Commission
held a duly noticed public hearing regarding the Project and adopted Resolution No.
2026-02 making specified findings and recommending that the City Council adopt the
proposed Town Center Specific Plan and corresponding General Plan, Development
Code, and Zoning Map amendments; and
WHEREAS, on February 20, 2026, notification of the City Council public hearing
for the Project was published in the San Gabriel Valley Tribune. Public hearing notices
were mailed to property owners within a 1000-foot radius of the TCSP Planning Area,
inclusive of the Planning Area, and notices were posted at the City’s designated
community posting sites; and
WHEREAS, on March 3, 2026, the City Council held a duly noticed public hearing
regarding the proposed Project; and
WHEREAS, following the public hearing held on March 3, 2026, the City Council
(1) adopted Resolution No. 2026-05 certifying the Final SIR for the Project, finding that
the Final SIR was completed in compliance with the California Environmental Quality Act
(“CEQA”) ; finding that the Final SIR reflects the independent judgment and analysis of
the City Council; finding that the Final SIR was presented to, and revised and considered
by the, City Council; adopting a Statement of Overriding Considerations; and adopting a
Mitigation Monitoring and Reporting Program; and (2) adopted Resolution No. 2026-06
approving a text amendment to the General Plan Land Use and Economic Development
Element to ensure consistency between it and the TCSP by specifying that the Town
Center Mixed Use Land Use designation is implemented by the TCSP and project density
may be increased over the maximum base residential density of 30.0 dwelling units per
acre in certain circumstances only through application of either the State Density Bonus
Law or the TCSP Inclusionary Incentive Program Standards described in the TCSP, or
through density transfers as permitted in the TCSP; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find,
determine and ordains as follows:
SECTION 1. Incorporation of Recitals
The foregoing recitals set forth above are true and correct and are incorporated herein by
reference.
Page 208 of 618
Ordinance No. 03 (2026)
4
SECTION 2. Findings
The City Council hereby finds and determines as follows:
A. The City Council of the City of Diamond Bar has considered the proposed Town
Center Specific Plan (“TCSP”), prepared pursuant to Government Code Sections
65450–65457.
B. The TCSP is being adopted by ordinance in accordance with Government Code
Section 65453, following a recommendation from the Planning Commission and after
a duly noticed public hearing.
C. The TCSP is consistent with the General Plan, as amended pursuant to City Council
Resolution No. 2026-06, as required by Government Code Section 65454, in that it
implements the General Plan’s goals, policies, and land use framework applicable to
the Town Center Mixed-Use land use designation, and provides regulatory standards
and development guidance that further the General Plan’s vision for orderly,
compatible, and well-planned development.
D. The TCSP complies with Government Code Section 65451 by including a statement
of land uses, circulation and infrastructure provisions, development standards, and
implementation measures necessary to carry out the General Plan within the Specific
Plan area.
E. The proposed Development Code and Zoning Map Amendments are internally
consistent with the General Plan, the TCSP, and other adopted goals and policies of
the City.
F. The City Council hereby adopts the facts and reasons stated in Planning Commission
Resolution No. 2026-02 recommending City Council approval of the Project, a copy
of which is on file with the City Clerk and which is incorporated herein by reference
with the same force and effect as if set forth in full.
SECTION 3. CEQA Compliance
The City determined that the appropriate environmental document for the Project would
be a Supplemental Environmental Impact Report (“SIR”) to the Diamond Bar General
Plan 2040 (“General Plan”) and Climate Action Plan Program EIR, State Clearinghouse
Number 2018051066, certified on December 18, 2019, as addended on August 11, 2022
with adoption of the 2021-2029 Housing Element Update, and an SIR has been prepared
for the Project in compliance with the California Environmental Quality Act and the State
CEQA Guidelines. On March 3, 2026, the City Council adopted Resolution No. 2026-05
certifying the Final SIR for the Project, finding the Final SIR was completed in compliance
with CEQA; finding that the Final SIR reflects the independent judgment and analysis of
the City Council; finding that the Final SIR was presented to, and reviewed and
considered by, the City Council; adopting a Statement of Overriding Considerations; and
adopting a Mitigation Monitoring and Reporting Program.
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Ordinance No. 03 (2026)
5
SECTION 4. Adoption of Specific Plan
The Town Center Specific Plan, a copy of which is attached hereto and incorporated
herein by reference as Exhibit 1, is hereby adopted.
SECTION 5. Development Code Amendment
Title 22 of the Diamond Bar City Code is hereby amended to add new Chapter 22.11,
entitled “Mixed Use Districts,” to read in its entirety as follows:
“CHAPTER 22.11 – MIXED-USE ZONING DISTRICTS
Sec. 22.11.010. – Purpose of chapter.
This chapter provides regulations for development and new land uses in
the mixed-use zoning districts established by section 22.11.020.
Sec. 22.11.020. – Purpose of mixed-use zoning districts.
The purposes of the individual mixed-use zoning districts and the manner
in which they are applied are as follows:
(1) TCSP (town center specific plan) district. The TCSP district implements
the “Town Center Specific Plan” and is consistent with the town center
mixed use land use category of the general plan.
Sec. 22.11.030. – Mixed-use zoning district land uses, permit
requirements, and development standards.
(1) TCSP (town center specific plan) district. All development within the town
center specific plan district shall be subject to the Town Center Specific
Plan, as it may be amended from time to time. The Town Center Specific
Plan is on file with the City Clerk and is incorporated herein by reference.
Sec. 22.11.040. – Special provisions applicable to lower-income sites
within mixed-use zoning districts.
(1) TCSP (town center specific plan) district. In accordance with subdivision
(h) of Government Code Section 65583.2, the following additional
regulations shall apply to each site within the town center specific plan
district identified in Table B-3 of Appendix B to the City of Diamond Bar
2021-2029 General Plan Housing Element to accommodate the City’s low-
or very low-income housing needs: (a) at least sixteen (16) dwelling units
may be developed on the site; (b) 100% of the uses on the site may be
residential; (c) residential uses shall occupy at least 50 percent of the total
gross floor area of any new development on the site; (c) for developments
in which 20 percent or more of the units are affordable to lower income
households, multifamily dwellings shall be considered a use by right and
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Ordinance No. 03 (2026)
6
shall be reviewed ministerially pursuant to section 22.18.040(f).”
SECTION 6. Zoning Map Amendment
The Zoning Map of the City of Diamond Bar is hereby amended as shown in Exhibit 2 to
this Ordinance to rezone all properties within the Town Center Mixed Use General Plan
Land Use designation to the Town Center Specific Plan (TCSP) District and to denote the
Town Center Specific Plan (TCSP) District for the applicable properties.
SECTION 7. Effective Date
This Ordinance shall be effective 30 days after adoption pursuant to Government Code
Section 36937, provided, however, that the effectiveness of this Ordinance shall be
contingent upon the adoption and effectiveness of City Council Resolution No. 2026-06
approving and adopting the associated General Plan Amendment. Should Resolution
No. 2026-06 not be adopted or take effect, this Ordinance shall automatically be deemed
null and void.
SECTION 8. Severability Clause
If any section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is
for any reason held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining portions of this Ordinance. The City Council hereby declares
that it would have passed this Ordinance, and each section, subdivision, paragraph,
sentence, clause and phrase thereof, irrespective of the fact that any one (or more)
section, subdivision, paragraph, sentence, clause or phrase had been declared invalid
or unconstitutional.
SECTION 9. Certification and Posting of Ordinance
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause
a certified copy of this Ordinance to be posted within fifteen (15) days after this Ordinance
is passed and adopted, in the Office of the City Clerk and two additional public places,
together with the vote for and against the same.
APPROVED AND ADOPTED at a regular meeting of the City Council of the City
of Diamond Bar on the ____ day of ____, 2026.
CITY OF DIAMOND BAR
Steve Tye, Mayor
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Ordinance No. 03 (2026)
7
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Ordinance was duly introduced at a regular meeting of the City Council of the
City of Diamond Bar held on the ____ day of _____, 2026, and was finally passed at a
regular meeting of the City Council of the City of Diamond Bar held on the ____ day of
______, 2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
__________________________
Kristina Santana, City Clerk
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8
Exhibit 1
Town Center Specific Plan
Bound separately due to document size.
The full document has been provided to the City Council.
Also available at www.downtown4db.com
Page 213 of 618
9
Exhibit 2
Amended Zoning Map
Page 214 of 618
Agenda Item #: 6.1
Meeting Date: February 10, 2026
PLANNING COMMISSION AGENDA
REPORT
TOWN CENTER SPECIFIC PLAN
SUMMARY:
The proposed Diamond Bar Town Center Specific Plan (“TCSP” or "Project") establishes a comprehensive
regulatory framework to guide the transformation of approximately 45 acres of existing suburban-style retail
centers into a pedestrian-oriented, mixed-use downtown, or “Town Center.” The Specific Plan provides for a
mix of residential, commercial, hotel, entertainment, and public open space uses, supported by form-based
development standards intended to shape building scale, massing, and transitions adjacent to existing
neighborhoods.
At buildout, the TCSP would allow development of up to 2,055 residential units, 200 hotel rooms, approximately
446,000 square feet of commercial space, and 40,000 square feet of public open space. Compared to
development assumptions under the General Plan (as amended by the 2022 Housing Element Update), the
Project increases residential capacity and open space while reducing overall commercial square footage.
Environmental review has been completed through a Final Supplemental EIR (Final “SIR”) prepared as a
supplement to the previously certified General Plan EIR, including a subsequent Addendum adopted for the
2021-2029 Housing Element Update. The Final SIR identifies significant and unavoidable impacts related to air
quality and transportation (vehicle miles traveled). A Statement of Overriding Considerations has been
prepared to weigh the Project’s unavoidable environmental effects against a series of economic, social,
planning, and legal benefits supported by substantial evidence in the record.
Required Legislative Actions
In addition to adopting the TCSP regulatory document, concurrent legislative actions include a General Plan
Amendment and zoning map and text amendments. These actions align the General Plan land use
designations and zoning with the Town Center Specific Plan to ensure internal consistency and to implement
the Specific Plan’s land use framework.
The Planning Commission’s role is advisory. In other words, the Commission is asked to evaluate the policy
framework of the Specific Plan, its consistency with adopted plans, and the adequacy of the environmental
review, and to forward a recommendation to the City Council.
Enactment of the TCSP requires the following discretionary actions:
1. Adoption of the Diamond Bar Town Center Specific Plan;
2. Adoption of a General Plan Amendment;
3. Adoption of zoning map and zoning text amendments; and
4. Certification of the Final Supplemental EIR, adoption of Findings of Fact and Statement of Overriding
Considerations, and adoption of the Mitigation Monitoring and Reporting Program.
The two attached resolutions drafted for the Planning Commission’s consideration incorporate recommended
actions for the City Council to consider at an upcoming hearing.
RECOMMENDATION:
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1. Adopt the attached Resolution (Attachment 1) recommending that the City Council certify the Final
SIR, adopt the Findings of Fact and Statement of Overriding Considerations; and
2. Adopt the attached Resolution (Attachment 2) recommending that the City Council adopt the Town
Center Specific Plan and corresponding General Plan Amendment, Development Code Amendment
and Zoning Map Amendment.
BACKGROUND:
From a planning and policy perspective, the Specific Plan represents a deliberate shift toward a more
compact, mixed-use development pattern in a location identified for long-term transformation. Key
considerations include housing and mixed-use development, economic viability, neighborhood compatibility,
and environmental review.
General Plan
The vision to create a Diamond Bar Town Center was conceived with the adoption of the Diamond Bar
General Plan 2040 (“General Plan”) in December 2019. Early in the General Plan Update process, Diamond
Bar residents expressed a desire to establish a downtown, or “Town Center” in Diamond Bar: a walkable
“place” with entertainment, retail, restaurants, community gathering spaces and urban housing opportunities.
Participants in the General Plan Update process cited various examples of thriving historic, revitalized and
newly created downtowns in nearby communities that they patronize regularly, including Brea, Chino Hills,
Claremont, Fullerton and Monrovia. Several sites within the City were initially identified and discussed as
potential locations for the Town Center. Ultimately, the 45-acre commercial district along Diamond Bar
Boulevard, between Golden Springs Drive and the SR-60 Freeway would be designated as the Town Center
Mixed-Use Focus Area in the General Plan.
• Vision 2040
The following passage from the General Plan summarizes the community vision (“Vision 2040”) for the Town
Center:
Throughout the General Plan update process, residents of Diamond Bar have expressed a desire for greater
access to dining, entertainment, and retail establishments within the city. More specifically, community
input indicated a desire for the concentration of these new establishments within a walkable area
resembling a more traditional downtown. While Diamond Bar has numerous centers of activity, including
the Diamond Bar Center, the City Hall and Library complex, high schools and various suburban-style
commercial centers, the city lacks a clear community focal point – a role commonly played by a vibrant
downtown.
• Guiding Principles
The General Plan established seven Guiding Principles to further expand, reinforce and support the community
vision. Guiding Principle 3 describes the Town Center’s role as follows: “Foster the development of a vibrant,
pedestrian-oriented Town Center in Diamond Bar that serves as a place for Diamond Bar’s residents to shop,
dine and gather.”
• Goals and Policies
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To support the community vision and Guiding Principle 3, the General Plan Land Use and Economic
Development Element sets forth the following Goals for the Town Center:
LU-G-22 -Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden
Springs Drive to SR-60 as a vibrant, pedestrian-oriented Town Center that serves as Diamond Bar’s primary
specialty retail and dining destination and is accessible to all Diamond Bar residents.
LU-G-23 - Ensure an inviting and comfortable public realm to encourage pedestrian activity in the Town Center
area.
These Goals are further refined into a series of actionable Policies to implement the community vision for a
future Town Center.
Urban Land Institute Technical Assistance Panel
In the fall of 2020, The City engaged the Urban Land Institute – Los Angeles (ULI-LA) to assemble a Technical
Assistance Panel (TAP) to gain a better understanding of the market possibilities, implementation strategies,
and design framework to consider as an initial step to implement the policies of the General Plan for the Town
Center Focus Area.
The TAP convened between April 12 - 16, 2021, where panelists were able to visit, analyze and present some
initial recommendations about the opportunities for the project area. The TAP presented its findings and
recommendations at a Special Joint Planning Commission/City Council meeting on April 16, 2021 which was
open to the public. Key recommendations from the TAP included the following:
• An increase in the residential densities over that currently allowed by the General Plan 2040 is needed
to encourage new housing options affordable at a mix of income levels, and help drive demand for
new restaurants, retail, walkability, and open and gathering spaces in the Town Center.
• An urban framework with urban-sized blocks, residential density with a priority on pedestrian movement
in and around the focus area is envisioned to create a successful Town Center environment.
• Deliberate design choices can take advantage of the natural topography of the site by creating
pedestrian-only plazas and paseos lined with retail and restaurants to activate the space offering
dramatic views of the San Gabriel mountains.
• Adoption of a Specific Plan would provide the certainty to incentivize investment and create flexibility
to ensure financial feasibility for future development.
In the summer of 2021, ULI-LA published the Diamond Bar Town Center Technical Assistance Panel Report,
which documented the TAP’s land use, design, programming and implementations recommendations for the
Town Center, including the items above.
TCSP Planning Process
In July 2022, the City initiated the Town Center Specific Plan (“TCSP”) to implement the vision, goals and
policies set forth in the General Plan, as well as the recommended land use strategies published ULI-LA TAP
Report. A fiscal impact analysis was prepared among the various technical reports and studies prepared
following the kick-off of the TCSP, which recommended a residential buildout of 2,055 dwellings units in the
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
Town Center.
Public engagement played a significant role in developing the vision, guiding principles and regulatory
framework for the TCSP. More than 600 individuals subscribed to the dedicated TCSP website
(www.downtown4db.com). Between July 2022 and June 2023, the City hosted two well-attended community
workshops, a weeklong design charrette, interviews with most of the property owners within the TCSP Planning
Area, and two joint City Council/Planning Commission study sessions.
Setting and Location
As stated, the Town Center Planning Area is located along the segment of Diamond Bar Boulevard between
Golden Springs Drive and the 60 Freeway. The Planning Area encompasses approximately 45 acres, and is
currently developed with automobile-oriented retail and commercial uses. Surrounding land uses include
single-family residential neighborhoods, commercial development, and public facilities. The Planning Area is
served by major arterial roadways and is identified in the General Plan as a key opportunity area for
reinvestment and intensification.
Town Center Planning Area
PROJECT DESCRIPTION:
Overview
The TCSP establishes land use regulations, development standards, and implementation policies intended to
facilitate long-term redevelopment of the Planning Area into a cohesive, walkable Town Center. The Specific
Plan regulates permitted uses, development intensity, building form, height, and site design, and is
implemented through associated General Plan and zoning amendments.
Land Use and Buildout Targets
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
The TCSP allows a mix of residential, commercial, hotel, entertainment, and public open space uses. At
buildout, the Specific Plan envisions the following land use and buildout profile:
• Up to 2,055 residential units;
• Up to 200 hotel rooms;
• Approximately 446,000 square feet of commercial space; and
• Approximately 40,000 square feet of public open space.
Inclusionary Point System
Purpose and Policy Context
The Town Center Specific Plan includes a voluntary, incentive-based Inclusionary Point System designed to
implement the City’s housing, economic development, and placemaking objectives while responding to
constraints imposed by recent State housing laws. The system is intended to encourage affordable housing
production, activate ground-floor commercial uses, and promote cohesive, master-planned development
within the Town Center, while providing predictability and transparency to project applicants.
Rather than relying on negotiated development standards or State Density Bonus Law as the primary
mechanism for achieving higher residential densities, the Inclusionary Point System establishes a clear, formula-
based framework under which additional residential density may be earned in exchange for the provision of
identified community benefits.
The TCSP’s Inclusionary Point (IP) System is provided as an alternative to State Density Bonus Law: a developer
may design their project utilizing either the IP System or State Density Bonus Law, but not both.
Base Density and Incentive Structure
The Specific Plan establishes a base residential density of 30 dwelling units per acre (du/ac) for all parcels
within the Town Center. Residential density above this base level is not automatic and may only be achieved
by either applying State Density Bonus Law, or by earning Inclusionary Points pursuant to Chapter 5 of the
Specific Plan.
Each Inclusionary Point (“IP”) earned increases the allowable residential density by 10% (i.e., 3 dwelling units
per acre). The “Inclusionary Density” (ID) is calculated as follows:
ID = 30 + 3(IP)
As an example, a mixed-use project could earn Inclusionary Points by providing a combination of affordable
housing units, ground-floor commercial space, and consolidating parcels to create a two-acre site area. If
these elements result in the project being eligible for 5 Inclusionary Points, the above formula would yield an
Inclusionary Density of 45 du/ac.
Eligibility and Point-Earning Criteria
Inclusionary Points may be earned through the voluntary provision of one or more of the following community
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
priorities, as specified in Chapter 5 of the Specific Plan:
• Affordable Housing – Provision of very low-, low-, or moderate-income units in excess of baseline
requirements, with points awarded based on affordability level and percentage of units provided.
• Commercial and Mixed-Use Activation – Inclusion of ground-floor commercial square footage
intended to support a walkable, mixed-use Town Center environment.
• Site Assembly and Project Scale – Development on parcels meeting minimum acreage thresholds or
involving parcel consolidation to encourage larger, coordinated projects.
• Hotel Uses (Location-Specific) – Provision of hotel uses in designated subareas where such uses
advance the Town Center vision.
The Specific Plan varies IP opportunities by subarea to reflect differing land use objectives, desired
development character, and locational priorities within the Town Center.
Relationship to State Density Bonus Law
The Inclusionary Point System is structured to provide a locally tailored alternative to the State Density Bonus
Law by offering predictable, by-right density increases that may exceed what would otherwise be achievable
through State law alone. The intent is to provide a locally tailored incentive framework that aligns with the
Town Center vision, while preserving an applicant’s ability to utilize State Density Bonus Law where applicable.
Participation in the Inclusionary Point System is voluntary, and applicants may elect to pursue density increases
under State law where applicable; however, the Specific Plan is designed to make the local incentive
framework the more attractive and integrated option for achieving higher density.
Planning Considerations
From a planning and policy perspective, the Inclusionary Point System allows the City to shape the form, scale,
and mix of development in the Town Center through objective standards and incentives rather than
mandates. The system is intended to balance housing production with commercial vitality and public
amenities, while providing certainty to applicants and a clear nexus between increased development
capacity and community benefits.
Treatment of Existing Service Stations
The Specific Plan classifies legally established, existing service stations within the Planning Area as conforming
uses. The Plan allows these uses to continue operating and to reinvest in their sites over time. Existing service
stations may expand, modernize, and introduce ancillary uses, including automated car washes through
approval of a Conditional Use Permit.
This regulatory approach reflects a deliberate land use policy choice recognizing the ongoing economic
viability of existing service stations and their role as contributors to the City’s tax base. Allowing existing service
stations to remain conforming and to adapt over time avoids premature obsolescence while maintaining
regulatory oversight through the Specific Plan and applicable discretionary review processes.
Form-Based Development Standards and Residential Transitions
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Agenda Item #: 6.1
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In addition to regulating land use and development intensity, the Specific Plan incorporates form-based
development standards set forth in Chapter 6. These standards regulate building height, massing, and site
design based on location and context, rather than solely on land use classification.
The Specific Plan includes specific provisions addressing transitions between Town Center development and
existing residential neighborhoods. These provisions include graduated height limits, massing controls, step-
back requirements, and design standards intended to reduce perceived bulk and potential privacy impacts
where buildings abut or face residential uses. Together, these form-based standards provide an objective and
enforceable framework to ensure appropriate transitions at residential interfaces while allowing flexibility for
redevelopment within the Town Center.
Road Diet
One of the key planning considerations of the TCSP was to establish a “Road Diet” along the segment of
Diamond Bar Boulevard that traverses the Planning Area. The Road Diet would reduce the number of travel
lanes along Diamond Bar Boulevard from three lanes in each direction to two. The intent of the Road Diet
would be to slow traffic and shorten pedestrian crossing distances to enhance the overall walkability of the
Town Center.
The transportation analysis prepared for the Draft Supplemental Environmental Impact Report found the
proposed Road Diet configuration to have no reduction in traffic flow, primarily due to the incorporation of
right-turn lanes to relieve the flow of through-traffic. However, public input reflected limited support for
incorporating the Road Diet, so staff is recommending that the TCSP be adopted without the Road Diet as a
required component of the Specific Plan.
ANALYSIS:
Consistency with Adopted Plans and Policies
o General Plan
The TCSP is consistent with the Diamond Bar General Plan 2040 (“General Plan”), as amended, which identifies
the Planning Area as a key opportunity site for reinvestment, intensification, and long-term transformation. The
General Plan anticipates a transition from auto-oriented commercial development to a more compact,
mixed-use pattern that supports housing production, economic vitality, and multimodal circulation.
The Specific Plan implements these objectives by establishing a comprehensive regulatory framework that
allows increased residential density, a diversified mix of land uses, and form-based development standards
that shape building scale, massing, and transitions. Concurrent General Plan and zoning amendments are
proposed to ensure consistency between the General Plan land use designations, zoning regulations, and the
Specific Plan.
o 2021-2029 Housing Element Update
The Specific Plan is consistent with the City’s certified 2021–2029 Housing Element. The Planning Area was
identified in the Housing Element as a key site capable of accommodating higher-density residential
development to support the City’s Regional Housing Needs Allocation (RHNA).
By allowing up to 2,055 residential units and establishing an objective Inclusionary Point System to incentivize
affordable housing and mixed-use development, the Specific Plan directly supports Housing Element policies
related to housing supply, housing choice, and long-term housing feasibility.
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
o ULI-LA Recommendations
The Town Center Specific Plan is consistent with the policy recommendations and major conclusions of the
Urban Land Institute – Los Angeles (ULI-LA) Technical Assistance Panel (TAP) report, published in 2021, which
recommended increased residential density and a coordinated, mixed-use approach to redevelopment in
order to create a viable Town Center environment.
NOTICE OF PUBLIC HEARING:
On January 21, 2026, notification of the Planning Commission public hearing for the TCSP, including all related
legislative actions, was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to
property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and
notices were posted at the City’s designated community posting sites.
PUBLIC COMMENTS RECEIVED:
Following distribution of the public hearing notice, the City received written correspondence from a nearby
resident expressing concern regarding building height, massing, and potential privacy impacts where new
Town Center development interfaces with existing single-family neighborhoods.
The comment requests careful consideration of building transitions, including step-backs, landscaping,
placement of balconies and windows, lighting, and service areas adjacent to residential uses.
The concern raised regarding building height, massing, and potential privacy impacts at residential interfaces
is a valid planning consideration. As discussed earlier in this report, the Specific Plan anticipates these issues
and addresses them through objective, form-based development standards contained in Chapter 6.
Because these provisions are embedded within the adopted regulatory framework of the Specific Plan and
are applied at the project level, the issues raised in the public comment are addressed through the Plan’s
form-based standards and do not require additional discretionary modifications or amendments.
ENVIRONMENTAL ASSESSMENT:
In accordance with the California Environmental Quality Act (CEQA), the City, as Lead Agency, prepared a
Supplemental Environmental Impact Report (SIR) to evaluate the potential environmental impacts associated
with adoption and implementation of the TCSP and related legislative actions. The SIR was prepared as a
supplement to the previously certified Diamond Bar General Plan 2040 and Climate Action Plan Program
Environmental Impact Report (State Clearinghouse No. 2018051066), which was certified by the City Council
on December 17, 2019, and as subsequently addended in conjunction with adoption of the City’s 2021–2029
Housing Element on August 11, 2022.
The City determined that an SIR was the appropriate environmental document because the Town Center
Specific Plan represents a refinement and implementation of the General Plan land use framework for a
defined Planning Area, and because the certified General Plan EIR and Housing Element Addendum provide
relevant program-level environmental analysis. The SIR focuses on those environmental topics where additional
project-specific analysis was warranted and relies on the prior EIR and addenda where impacts were
previously analyzed and remain adequately addressed.
Environmental Review Process and Public Participation
On June 5, 2023, the City issued a Notice of Preparation (NOP) to solicit comments regarding the scope and
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content of the SIR. The NOP was circulated to the State Clearinghouse, responsible and trustee agencies, and
interested parties; published in the San Gabriel Valley Tribune; mailed to property owners and business owners
within a 1,000-foot radius of the Planning Area; and distributed electronically to individuals subscribed to
receive Town Center updates. The NOP was circulated for a 30-day public review period.
As part of the scoping process, the City held a public scoping meeting on June 8, 2023, at Diamond Bar City
Hall, during which verbal comments were received from members of the public and considered in preparation
of the Draft SIR. Written comments were also received from public agencies and individuals and were
incorporated where appropriate into the environmental analysis.
Following completion of the Draft SIR, the City filed a Notice of Completion with the State Clearinghouse and a
Notice of Availability with the Los Angeles County Clerk of the Board. The Draft SIR was circulated for a State-
mandated 45-day public review period, which ran from August 25, 2025, through October 10, 2025. Notice of
availability was published in the San Gabriel Valley Tribune, mailed to approximately 910 property owners,
business owners, agencies, and interested parties, and distributed electronically to subscribers.
During the public review period, the Draft SIR was made available for review on the City’s dedicated Town
Center website (www.downtown4db.com) and in hard copy at Diamond Bar City Hall and the Diamond Bar
Public Library. The City received written comment letters and emails from public agencies, organizations, and
members of the public during the review period.
Final Supplemental EIR
Following the close of the public review period, the City prepared a Final Supplemental EIR, which includes the
Draft SIR, all written comments received during the public review period, responses to those comments, and
minor revisions and clarifications to the Draft SIR where appropriate. The Final SIR does not identify any new
significant impacts beyond those disclosed in the Draft SIR and reflects the City’s independent judgment and
analysis as Lead Agency.
The Final SIR, together with the Mitigation Monitoring and Reporting Program (MMRP) and the Findings of Fact
and Statement of Overriding Considerations (discussed in detail below), has been made available for public
review on the Town Center website and in hard copy at City Hall and the Diamond Bar Public Library in
advance of the Planning Commission hearing.
Environmental Impacts
The Final SIR concludes that most environmental impacts would be less than significant or mitigated to a less-
than-significant level. Significant and unavoidable impacts remain in the areas of air quality and transportation
(vehicle miles traveled), consistent with CEQA Guidelines Section 15064.3.
Statement of Overriding Considerations
Because the Final Supplemental EIR identifies significant and unavoidable impacts related to air quality and
transportation (vehicle miles traveled), approval of the Town Center Specific Plan would require adoption of a
Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.
As documented in the Statement of Overriding Considerations prepared for the Project, the City Council will
be asked to weigh the Project’s unavoidable environmental effects against a series of economic, social,
planning, and legal benefits supported by substantial evidence in the record. These benefits include, but are
not limited to, the following:
• Implementation of the City’s Housing Element Commitments and RHNA Obligations.
The Specific Plan implements the City’s certified 2021–2029 Housing Element by rezoning the Town Center to
permit residential development at a base density of 30 dwelling units per acre and by establishing an
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Inclusionary Point System that incentivizes the production of affordable housing. The Town Center represents
one of the City’s primary opportunity sites for accommodating its assigned Regional Housing Needs Allocation
across multiple income categories.
• Generation of Long-Term Fiscal Benefits to the City.
The fiscal analysis prepared for the Town Center projects that redevelopment under the Specific Plan would
result in a substantial positive net fiscal impact to the City’s General Fund, driven by increased property tax,
sales tax, and transient occupancy tax revenues. These revenues would support essential municipal services
and represent a significant improvement over the existing underutilized commercial condition of the site.
• Implementation of the Community’s Longstanding Vision for a Town Center.
The Specific Plan translates the community vision established through the General Plan 2040 and subsequent
public engagement into an implementable regulatory framework. The Plan reflects extensive public outreach,
including workshops, study sessions, and a design charrette, and establishes form-based standards to guide
future development consistent with that vision.
• Consistency with Expert Planning and Urban Design Recommendations.
The Specific Plan incorporates recommendations from the ULI-LA TAP, which concluded that higher residential
densities, a coordinated street grid, and pedestrian-oriented design are necessary to create a viable and
successful Town Center environment.
• Leveraging Unique Site Characteristics and Regional Accessibility.
The Plan capitalizes on the site’s topography, regional freeway access, and proximity to major employment
centers to create a mixed-use destination with sufficient scale to support housing, retail, dining, and public
spaces in a manner not achievable under existing zoning.
• Response to Documented Market Demand.
The market analysis demonstrates long-standing unmet demand for housing and mixed-use development in
Diamond Bar. The Specific Plan responds to this demand by providing new housing opportunities for a range of
household types while supporting a critical mass of residents and visitors necessary to sustain a Town Center.
Ultimately, the City Council will need to determine whether these benefits, considered individually and
collectively, provide the basis to determine that the Project’s unavoidable environmental impacts are
acceptable in light of the Project’s overall benefits.
Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program has been prepared to ensure implementation of all applicable
mitigation measures identified in the Final SIR.
PREPARED BY:
Greg Gubman, Director, Community Development
ATTACHMENTS:
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MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
February 10, 2026
1. CALL TO ORDER:
AC/Torres called the meeting to order at 6:30 p.m. in the Windmill Community Room, 21810
Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: Mao
ROLL CALL: Mehta, Torres, Mao
ABSENT: Rawlings, Worthington
STAFF PRESENT: Greg Gubman, Community Development Director, Grace
Lee, Planning Manager, Hal Ghafari, Public Works
Manager/Assistant City Engineer, Neal Payton, Consultant,
Marie Campbell, Consultant, Arlene Laviera, Administrative
Coordinator; Ricia R. Hager, Assistant City Attorney and
Michael Daudt, City Attorney.
2. PUBLIC COMMENTS: None.
3. CONSENT CALENDAR:
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING –
November 25, 2025.
Mao moved, and Mehta seconded to approve consent calendar. Motion carried 3-0-0-
2 by the following Roll Call vote:
AYES: 3 COMMISSIONERS: Mao, Mehta, A/C Torres
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Rawlings, Worthington
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARING:
6.1 Town Center Specific Plan: The proposed Diamond Bar Town Center Specific Plan
(“TCSP” or "Project") establishes a comprehensive regulatory framework to guide the
transformation of approximately 45 acres of existing suburban-style retail centers into a
pedestrian-oriented, mixed-use downtown, or “Town Center.” The Specific Plan provides for
a mix of residential, commercial, hotel, entertainment, and public open space uses, supported
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February 10, 2026 PAGE 2 PLANNING COMMISSION
by form-based development standards intended to shape building scale, massing, and
transitions adjacent to existing neighborhoods.
At buildout, the TCSP would allow development of up to 2,055 residential units, 200 hotel
rooms, approximately 446,000 square feet of commercial space, and 40,000 square feet of
public open space. Compared to development assumptions under the General Plan (as
amended by the 2022 Housing Element Update), the Project increases residential capacity
and open space while reducing overall commercial square footage.
Environmental review has been completed through a Final Supplemental EIR (Final “SIR”)
prepared as a supplement to the previously certified General Plan EIR, including a
subsequent Addendum adopted for the 2021-2029 Housing Element Update. The Final SIR
identifies significant and unavoidable impacts related to air quality and transportation (vehicle
miles traveled). A Statement of Overriding Considerations has been prepared to weigh the
Project’s unavoidable environmental effects against a series of economic, social, planning,
and legal benefits supported by substantial evidence in the record.
Required Legislative Actions
In addition to adopting the TCSP regulatory document, concurrent legislative actions include
a General Plan Amendment and zoning map and text amendments. These actions align the
General Plan land use designations and zoning with the Town Center Specific Plan to ensure
internal consistency and to implement the Specific Plan’s land use framework.
The Planning Commission’s role is advisory. In other words, the Commission is asked to
evaluate the policy framework of the Specific Plan, its consistency with adopted plans, and
the adequacy of the environmental review, and to forward a recommendation to the City
Council.
Enactment of the TCSP requires the following discretionary actions:
1. Adoption of the Diamond Bar Town Center Specific Plan;
2. Adoption of a General Plan Amendment;
3. Adoption of zoning map and zoning text amendments; and
4. Certification of the Final Supplemental EIR, adoption of Findings of Fact and Statement
of Overriding Considerations, and adoption of the Mitigation Monitoring and Reporting
Program.
The two attached resolutions drafted for the Planning Commission’s consideration incorporate
recommended actions for the City Council to consider at an upcoming hearing.
Environmental Assessment:
In accordance with the California Environmental Quality Act (CEQA), the City, as Lead
Agency, prepared a Supplemental Environmental Impact Report (SIR) to evaluate the
potential environmental impacts associated with adoption and implementation of the TCSP
and related legislative actions. The SIR was prepared as a supplement to the previously
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February 10, 2026 PAGE 3 PLANNING COMMISSION
certified Diamond Bar General Plan 2040 and Climate Action Plan Program Environmental
Impact Report (State Clearinghouse No. 2018051066), which was certified by the City Council
on December 17, 2019, and as subsequently addended in conjunction with adoption of the
City’s 2021–2029 Housing Element on August 11, 2022.
The City determined that an SIR was the appropriate environmental document because the
Town Center Specific Plan represents a refinement and implementation of the General Plan
land use framework for a defined Planning Area, and because the certified General Plan EIR
and Housing Element Addendum provide relevant program-level environmental analysis. The
SIR focuses on those environmental topics where additional project-specific analysis was
warranted and relies on the prior EIR and addenda where impacts were previously analyzed
and remain adequately addressed.
Environmental Review Process and Public Participation
On June 5, 2023, the City issued a Notice of Preparation (NOP) to solicit comments regarding
the scope and content of the SIR. The NOP was circulated to the State Clearinghouse,
responsible and trustee agencies, and interested parties; published in the San Gabriel Valley
Tribune; mailed to property owners and business owners within a 1,000-foot radius of the
Planning Area; and distributed electronically to individuals subscribed to receive Town Center
updates. The NOP was circulated for a 30-day public review period.
As part of the scoping process, the City held a public scoping meeting on June 8, 2023, at
Diamond Bar City Hall, during which verbal comments were received from members of the
public and considered in preparation of the Draft SIR. Written comments were also received
from public agencies and individuals and were incorporated where appropriate into the
environmental analysis.
Following completion of the Draft SIR, the City filed a Notice of Completion with the State
Clearinghouse and a Notice of Availability with the Los Angeles County Clerk of the Board.
The Draft SIR was circulated for a State-mandated 45-day public review period, which ran
from August 25, 2025, through October 10, 2025. Notice of availability was published in
the San Gabriel Valley Tribune, mailed to approximately 910 property owners, business
owners, agencies, and interested parties, and distributed electronically to subscribers.
During the public review period, the Draft SIR was made available for review on the City’s
dedicated Town Center website (www.downtown4db.com) and in hard copy at Diamond Bar
City Hall and the Diamond Bar Public Library. The City received written comment letters and
emails from public agencies, organizations, and members of the public during the review
period.
Final Supplemental EIR
Following the close of the public review period, the City prepared a Final Supplemental EIR,
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which includes the Draft SIR, all written comments received during the public review period,
responses to those comments, and minor revisions and clarifications to the Draft SIR where
appropriate. The Final SIR does not identify any new significant impacts beyond those
disclosed in the Draft SIR and reflects the City’s independent judgment and analysis as Lead
Agency.
The Final SIR, together with the Mitigation Monitoring and Reporting Program (MMRP) and
the Findings of Fact and Statement of Overriding Considerations (discussed in detail below),
has been made available for public review on the Town Center website and in hard copy at
City Hall and the Diamond Bar Public Library in advance of the Planning Commission hearing.
Environmental Impacts
The Final SIR concludes that most environmental impacts would be less than significant or
mitigated to a less-than-significant level. Significant and unavoidable impacts remain in the
areas of air quality and transportation (vehicle miles traveled), consistent with CEQA
Guidelines Section 15064.3.
Statement of Overriding Considerations
Because the Final Supplemental EIR identifies significant and unavoidable impacts related to
air quality and transportation (vehicle miles traveled), approval of the Town Center Specific
Plan would require adoption of a Statement of Overriding Considerations pursuant to CEQA
Guidelines Section 15093.
As documented in the Statement of Overriding Considerations prepared for the Project, the
City Council will be asked to weigh the Project’s unavoidable environmental effects against a
series of economic, social, planning, and legal benefits supported by substantial evidence in
the record. These benefits include, but are not limited to, the following:
• Implementation of the City’s Housing Element Commitments and RHNA
Obligations.
The Specific Plan implements the City’s certified 2021–2029 Housing Element by rezoning
the Town Center to permit residential development at a base density of 30 dwelling units per
acre and by establishing an Inclusionary Point System that incentivizes the production of
affordable housing. The Town Center represents one of the City’s primary opportunity sites
for accommodating its assigned Regional Housing Needs Allocation across multiple income
categories.
• Generation of Long-Term Fiscal Benefits to the City.
The fiscal analysis prepared for the Town Center projects that redevelopment under the
Specific Plan would result in a substantial positive net fiscal impact to the City’s General Fund,
driven by increased property tax, sales tax, and transient occupancy tax revenues. These
revenues would support essential municipal services and represent a significant improvement
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over the existing underutilized commercial condition of the site.
• Implementation of the Community’s Longstanding Vision for a Town Center.
The Specific Plan translates the community vision established through the General Plan 2040
and subsequent public engagement into an implementable regulatory framework. The Plan
reflects extensive public outreach, including workshops, study sessions, and a design
charrette, and establishes form-based standards to guide future development consistent with
that vision.
• Consistency with Expert Planning and Urban Design Recommendations.
The Specific Plan incorporates recommendations from the ULI-LA TAP, which concluded that
higher residential densities, a coordinated street grid, and pedestrian-oriented design are
necessary to create a viable and successful Town Center environment.
• Leveraging Unique Site Characteristics and Regional Accessibility.
The Plan capitalizes on the site’s topography, regional freeway access, and proximity to major
employment centers to create a mixed-use destination with sufficient scale to support housing,
retail, dining, and public spaces in a manner not achievable under existing zoning.
• Response to Documented Market Demand.
The market analysis demonstrates long-standing unmet demand for housing and mixed-use
development in Diamond Bar. The Specific Plan responds to this demand by providing new
housing opportunities for a range of household types while supporting a critical mass of
residents and visitors necessary to sustain a Town Center.
Ultimately, the City Council will need to determine whether these benefits, considered
individually and collectively, provide the basis to determine that the Project’s unavoidable
environmental impacts are acceptable in light of the Project’s overall benefits.
Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program has been prepared to ensure implementation
of all applicable mitigation measures identified in the Final SIR.
Recommended Action:
1. Adopt the attached Resolution (Attachment 1) recommending that the City Council
certify the Final SIR, adopt the Findings of Fact and Statement of Overriding
Considerations; and
2. Adopt the attached Resolution (Attachment 2) recommending that the City Council
adopt the Town Center Specific Plan and corresponding General Plan Amendment,
Development Code Amendment and Zoning Map Amendment.
CDD/Gubman presented the staff report.
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February 10, 2026 PAGE 6 PLANNING COMMISSION
Recess taken at 7:10 p.m. to address technical issues with audio.
The Planning Commission reconvened at 7:15 p.m.
AC/Torres opened the public hearing.
The following provided public comments:
Mario Del Hoya, resident, expressed concerns regarding traffic, parking, and safety of the
children that attend nearby schools. One other concern is that his solar panels will be
blocked depending on the size of the buildings within the Town Center.
Mao moved, Mehta seconded to adopt Resolution Nos. 2026-01, and 2026-02
recommending that the City Council certify the Final SIR, adopt the Findings of Fact and
Statement of Overriding Considerations; and adopt the Town Center Specific Plan,
corresponding General Plan Amendment, Development Code Amendment and Zoning Map
Amendment subject to the conditions of approval. Motion carried 3-0-0-2 by the following
Roll Call vote:
AYES: 3 COMMISSIONERS: Mao, Mehta, A/C Torres
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Rawlings, Worthington
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman informed the Planning Commission that on February 24, 2026 staff is
presenting the Citywide Objective Design Standards.
9. SCHEDULE OF FUTURE EVENTS:
As noted in the agenda.
10. ADJOURNMENT: With no further business before the Planning Commission, AC/Torres
adjourned the Regular Planning Commission meeting at 7:49 p.m.
The foregoing minutes are hereby approved this 10th day of February, 2026.
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February 10, 2026 PAGE 7 PLANNING COMMISSION
Attest:
Respectfully Submitted,
_______________________________________
Greg Gubman, Community Development Director
____________________________
Ruben Torres, Acting Chairperson
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Agenda Item #: 8.6
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: General Plan Status Report for 2025.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve the report for filing with the State Department of Housing and Community Development (HCD) and
the Governor’s Office of Planning and Research (OPR).
FINANCIAL IMPACT:
None.
BACKGROUND:
State Law requires each city to prepare and adopt a comprehensive, long-term General Plan to guide its
physical development. The General Plan is a policy document comprised of goals and policies for
implementation. In the fall of 2016, the City embarked on a comprehensive update to the General Plan to
create a community vision and blueprint for the City through 2040. The City Council adopted Diamond Bar
General Plan 2040 on December 17, 2019.
In accordance with California Government Code Section 65400(b), the City is required to submit an annual
General Plan status report to the local legislative body (City Council), the State Governor’s Office of Planning
and Research (OPR), and State Department of Housing and Community Development (HCD) on the status of
the General Plan, its implementation progress, and how the City is meeting the region’s housing needs. The
attached report lists the City’s progress toward the implementation of the General Plan for the period of
January 1, 2025 to December 31, 2025.
The City Council is asked to review and approve the annual report for submittal to OPR and HCD. This report is
due to HCD by April 1, 2026.
ANALYSIS:
Major accomplishments during this period include the following:
• General Plan Amendment, Development Code Amendment, and Zone Change for Housing Element
Implementation: As part of the City’s implementation of the City’s Certified Housing Element, the City
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Agenda Item #: 8.6
Meeting Date: March 17, 2026
rezoned the General Plan’s three Mixed-Use designations (Town Center Mixed-Use, Neighborhood
Mixed-Use and Transit-Oriented Mixed-Use focus areas) to allow residential development at a minimum
density of 20 dwelling units per acre and a maximum density of at least 30 dwelling units per acre. The
amendments to the General Plan, Development Code and Zoning Map implemented General Plan
Goals and Policies LU-G-4, LU-G-7, LU-G-12, LU-G-15, LU-G-18, LU-P-23, LU-P-29, LU-P-35, and Housing
Element Program H-8 of the 2021-2029 City’s Certified 2001-2029 Housing Element.
• Diamond Bar PONY Baseball Stevens Field Property: The 10.23-acre property located at 22601 Sunset
Crossing Road was transferred to the City at no cost by a Transfer Agreement Facilities Use Agreement.
This property combined with the adjacent City-owned 2.78-acre site will create a 13-acre park site that
has the potential to be developed into a large community park with amenities for residents of all ages,
interests and activity levels in an underserved area. However, funding to construct a new park on the
property has not been secured, and the cost is estimated to exceed $20 million. Upon completion of
the property transfer, the City invested approximately $1 million to improve playability on three of the
four existing fields, remove existing hazards, and complete basic maintenance of existing trees and
landscaping. By restoring the site’s playability, the City will be able to provide additional capacity for
a variety of Diamond Bar youth and adult sports, including baseball, softball, soccer and football,
among others, ultimately reducing existing allocation impacts on community facilities such as Pantera
and Peterson parks. This transfer implemented General Plan Policies PF-P-17 and CHS-P-1.
• Sustainability/Environmental Services: The City has been actively working to reduce waste and
increase diversion under the new waste hauler contracts that began in September 2025. During the
transition to the new contracts, the City and its waste haulers implemented an education and
outreach campaign to re-educate residents on proper sorting practices to increase diversion and
reduce contamination. Outreach efforts included print and electronic materials, in-person and virtual
workshops, and ongoing contamination monitoring. The City also continues to provide waste reduction
tips through its monthly electronic environmental newsletter. In addition to its ongoing student
education programs with Discovery Cube that focus on recycling and waste reduction, the City
partnered with Algalita Marine Research to offer an additional educational experience for youth,
focused on plastic pollution and prevention strategies. These services implemented General Plan Goal
CHS-G-14.
• Keep It Local: Shop Diamond Bar First Campaign: The City officially launched the campaign to shop in
Diamond Bar. New businesses get a free ribbon-cutting ceremony when they open their doors for the
first time, celebrate a major milestone, or complete a major improvement or renovation project. The
program also provides businesses with free exposure and marketing through social media content,
short highlight videos, and a month-long incentive that encourages people to shop or dine with them
for 10% back in rewards through the Open Rewards: Shop Local app. This initiative implements General
Plan Policy LU-P-13.
• Diamond Bar TV: The City expanded improvements in communication by making the City’s
government access channel, Diamond Bar TV (DBTV) available for free streaming on Roku and the
Cablecast application. Previously only available on Spectrum Cable Channel 3 or Frontier FiOS
television Channel 47, DBTV is one of the many ways the City shares information about City programs,
projects and services with the community. Programming on DBTV include city council meeting replays,
local business spotlights, public safety videos, and the DB Minute video shorts services that covers
various City services and programs. This project implemented General Plan Policy CHS-P-30.
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Agenda Item #: 8.6
Meeting Date: March 17, 2026
• Diamond Bar Boulevard Complete Streets Project: The Diamond Bar Boulevard Complete Streets
Project is a comprehensive, multi-modal infrastructure project that advances the City’s General Plan
2040 vision for a vibrant, pedestrian-oriented Town Center. Located along Diamond Bar Boulevard
between Golden Springs Drive and Palomino Drive, this project implements complete street and right-
of-way improvements consistent with the Town Center Specific Plan, including enhanced pedestrian
and bicycle facilities, stormwater treatment features, and decorative streetscape elements. Over
several years, City staff successfully secured a diverse mix of external funding from federal, state, and
regional sources, positioning the project for construction while minimizing local financial impact. This
project represents the first phase of future Town Center improvements and establishes a foundation for
long-term mobility, placemaking, and economic vitality along Diamond Bar Boulevard, and
implements General Plan Goals and Policies: LU-P-5, CC-G-5, CC-P-2, CC-P-5, CC-P-21, CR-G-2, CR-P-1,
CR-P-3, CR-P-4, CR-P-17, CR-P-39, CR-P-44, and PS-P-13.
• Maple Hill Park Improvements Project: This project represents a major reinvestment in aging park
infrastructure to enhance recreational amenities, accessibility, and user experience. The Project
includes the replacement of an outdated playground, construction of a new prefabricated restroom
building, and comprehensive Americans with Disabilities Act (ADA) improvements to the playground
area, restroom facilities, and adjacent pedestrian pathways connecting to the parking lot. These
upgrades ensure compliance with current accessibility standards while significantly improving public
safety and usability. The City successfully secured a $660,000 State Parks Grant to support project
funding, leveraging external resources to modernize this community asset. This project implemented
General Plan Goals and Policies: LU-P-5, CHS-G-3, CHS-P-1, and CHS-P-59.
A complete summary matrix of the City’s progress toward implementing the General Plan is provided in
Attachment A.
On February 24, 2026, the Planning Commission reviewed the report and directed staff to forward it to the City
Council with a recommendation to receive and file.
PREPARED BY:
Grace S. Lee, Planning Manager, Community Development
ATTACHMENTS:
1. 2025 GP Status Report Matrix
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Page 1 of 50
City of Diamond Bar General Plan Status Report 2025
Period beginning January 1, 2025, and ending December 31, 2025
OVERVIEW
On December 17, 2019, the City Council adopted Diamond Bar General Plan 2040, which is a State mandated document that the City uses to plan the framework for its future physical, social, and economic
development. The General Plan is considered a long-term document that projects development within a community for approximately 20 years. The General Plan serves as the foundation for all land use decisions
and provides a vision and blueprint about how a community will grow, reflecting community priorities and values while shaping the future.
The City of Diamond Bar General Plan consists of the following eight elements (“Chapters”):
1) Land Use & Economic Development 2) Community Character & Placemaking 3) Circulation 4) Resource Conservation
5) Public Facilities & Services 6) Public Safety 7) Community Health & Sustainability 8) Housing
The following information summarizes the status of the goals and policies that the City has implemented for each chapter of the updated General Plan in 2020. Each chapter is organized by color scheme for
navigation.
1. Land Use & Economic Development
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
LAND USE & ECONOMIC DEVELOPMENT
This chapter provides the overall framework for the physical development of the community and the distribution and intensity of land uses upon which many of the goals and policies in other chapters are based.
GENERAL
Goals
LU-G-3 Land Use
In areas planned to accommodate new growth, ensure quality
design that makes a positive contribution to the character of
Diamond Bar.
To bring Diamond Bar into compliance with State law, as well as
implement its Housing Element Programs, the City must formulate
solely objective standards to govern the design of the multi-family
residential and mixed-use projects. On June 4, 2024, a consultant
services agreement with Torti Gallas + Partners was awarded to
prepare the Citywide Objective Design Standards (ODS). In 2025,
staff made significant progress reviewing numerous versions of the
draft ODS and the final document is ready for Planning Commission
and City Council consideration and is tentatively scheduled for the
February 24, 2026 Planning Commission hearing.
Community
Development
LU-G-4 Land Use
Locate new residential growth in or adjacent to mixed-use centers
and transit stations to support regional and statewide efforts to
encourage sustainable land use planning and smart growth
principles.
In June 2022, the City kicked off the preparation of the Town Center
Specific Plan (TCSP) for the Town Center Mixed-Use focus area.
The TCSP will provide the regulatory and urban design framework
to establish a downtown, or “Town Center” in Diamond Bar as a
walkable place with entertainment, retail, restaurants community
gathering spaces and urban housing opportunities. The 45-day
public review period for the Supplemental SIR was August 25
through October 10, 2025. On February 10, 2026, the Planning
Community
Development
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Page 2 of 50
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Commission recommended approval to the City Council, and is
tentatively scheduled for the March 3, 2026 City Council hearing.
On February 4, 2025, the City rezoned the General Plan’s three
Mixed-Use designations (Town Center Mixed-Use, Neighborhood
Mixed-Use and Transit-Oriented Mixed-Use focus areas) to allow
residential development at a minimum density of 20 dwelling units
per acre and a maximum density of at least 30 dwelling units per
acre, as part of the City’s implementation of the City’s Certified
Housing Element.
Policies
LU-P-1 Land Use
Ensure that the scale and massing of new development provides
sensitive transitions or design techniques in building height, bulk,
and landscaping to minimize impacts on adjacent, less intensive
uses, particularly residential uses.
See Land Use Chapter Goal LU-G-3. Community
Development
LU-P-4 Land Use
Monitor and evaluate potential impacts of proposed adjacent, local,
and regional developments to anticipate and require mitigation to
the greatest extent feasible to reduce land use, circulation, and
economic impacts on Diamond Bar.
In October 2025, the Pomona Unified School District published a
draft Initial Study/Mitigated Negative Declaration (IS/MND) for the
Diamond Ranch High School Solar Farm Project, in preparation for
the construction and operation of a 2.8-megawatt direct current solar
photovoltaic (PV) power generating system, which would include
supporting structures, inverter modules, pad-mounted transformers,
access roads and fencing, and a 480-volt switchgear station. A total
of 4,284 PV panels would be installed on ground-mounted racks.
The renewable energy generated by the project would be distributed
to the existing Southern California Edison (SCE) distribution line
located beneath Diamond Ranch Road and exported to SCE’s grid
to offset electricity use at 20 District-owned properties. The project
would generate 2.8 megawatts of electricity per year, which equates
to approximately 20 percent of the District’s annual energy use. The
City reviewed the draft IS/MND and had no comments.
Community
Development
LU-P-5 Land Use
Ensure that adequate public services, facilities, and infrastructure
are available or provided to support new development, including
water, wastewater, stormwater, solid waste, transportation, public
safety, and parks.
Safe, Clean Water Program (Measure W)
Staff prepared and submitted the City’s Measure W Annual Plan to
the County of Los Angeles. The Annual Plan outlined the City’s
proposed Measure W expenditures for the fiscal year, including CIP
projects, routine maintenance, consultant costs, efforts to pursue
grant funding, and staff time. As a result, Diamond Bar received its
local return of over $850K for FY2024-25.
Public Works
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Page 3 of 50
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Stormwater Quality Improvement Projects
In 2025, the City completed the construction for the Grand Avenue
and Golden Springs Drive Intersection Improvements Project, which
features drainage infrastructure to improve stormwater quality.
Parks and Facility Projects
In January 2025, the construction of the Diamond Bar Center Air
Conditioner Replacement and Air Quality Upgrades Project was
completed. The scope of this project included the replacement of the
HVAC system at the Diamond Bar Center, which improved reliability,
efficiency, and improved indoor air quality.
In September 2025, the construction of the Pantera Park Hard Court
Rehabilitation and LED Lighting Retrofit Project was completed. The
scope of this project included the resurfacing of the existing
basketball and tennis courts, rehabilitating the sports equipment, and
retrofitting site illumination to LED lighting.
In October 2025, the construction of the Maple Hill Park
Improvements Project was completed. The scope of this project
included the replacement of the restroom building, playground
equipment, and site accessibility improvements.
In November 2025, the construction of the City Hall Cable Channel
Broadcast and Audio-Visual Equipment Upgrade Project was
completed. The scope of this project included the upgrade of the A/V
technology inside the Windmill Room at City Hall, which is now
capable of streaming various City meetings and events through
enhanced cameras and audio capturing equipment.
See Community Character & Placemaking Chapter Policy CC-G-5
for the update on the Diamond Bar Boulevard Complete Streets
Corridor Project.
LU-P-6 Land Use
When appropriate, require new development to pay its fair share of
the public facilities and off-site improvements needed to serve the
proposed use.
The City requires all new development projects to pay their fair share
of public improvements, including impact fees for parks, sewer, and
traffic (when applicable).
Public Works
LU-P-7 Land Use As larger vacant or underutilized sites within the built environment
are developed or redeveloped, maximize multimodal accessibility
The Town Center Specific Plan (see Goal LU-G-4 above) will
establish a fine-grained street and block grid to encourage
Community
Development
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Page 4 of 50
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
with appropriately designed street networks, and walkable block
sizes scaled to proposed uses.
pedestrian and bicycle circulation, and improved connectivity
between the east and west sides of Diamond Bar Boulevard.
RESIDENTIAL
Goals
LU-G-7 Land Use Promote a variety of housing and neighborhood types that respond
to a range of income, household sizes, and accessibility levels.
The City has been processing new ADUs in accordance with State
laws and continues to encourage ADUs and Junior ADUs, which
provide an affordable housing option for lower income households.
In 2025, 51 building permits for ADUs were issued.
The City is in the early testing phase of its Pre-Approved Accessory
Dwelling Unit (ADU) Program, known as DBADU, which supports the
City’s General Plan housing goals by streamlining ADU development
and expanding housing opportunities. The program is implemented
pursuant to State ADU law, including Government Code Sections
65852.2 and 65852.22, which require ministerial approval of ADUs
that comply with objective standards and encourage jurisdictions to
reduce regulatory barriers to ADU construction. The DBADU
program allows qualified design professionals to submit ADU plans
for City review and pre-approval, with the intent of creating a catalog
of code-compliant designs that homeowners may use to reduce
permitting time and uncertainty. In December 2025, in order to
support implementation, City staff has developed a dedicated
program website and application materials, and the City is currently
piloting the program with a selected firm to test workflows and review
procedures before opening participation to additional professionals
and releasing pre-approved plans for broader public use.
Community
Development
Policies
LU-P-8 Land Use
Ensure that new residential development be compatible with the
prevailing character of the surrounding neighborhood in terms of
building scale, density, massing, and design. Where the General
Plan designates higher densities, provide adequate transitions to
existing development.
All new residential development requires review and approval by the
Planning Commission through a Development Review application
process to assess a project’s compatibility, architectural design, size,
scale and massing with the neighborhood. The Planning
Commission reviews the design to ensure compliance with the City’s
General Plan policies and design guidelines, and to minimize
adverse effects of the proposed project upon the surrounding
properties and the City in general. In compliance with recent
legislation, the City has begun the process of formulating objective
design standards for residential development, beginning with the
drafting of the Town Center Specific Plan regulatory document, and
have embarked on the preparation of Citywide objective design
standards.
Community
Development
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Page 5 of 50
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
LU-P-9 Land Use
Incorporate architectural and landscape design features in new
development that create more pedestrian-friendly neighborhoods,
such as orientation to the street; set-back, or detached garages;
tree-lined streets; and landscaped parkways between streets and
sidewalks.
Through the development review process, all new development is
reviewed to promote high functional and aesthetic architectural and
landscape standards to complement and add to the economic,
physical, and social character of Diamond Bar.
Community
Development
LU-P-10 Land Use
Provide opportunities for and incentivize the development of
housing types that are affordable to all segments of the Diamond
Bar community, including senior housing and independent assisted
living facilities, residential care facilities, and rental and for-sale
housing units affordable to low and moderate-income households.
On January 16, 2025, pursuant to SB 35, the City approved the
development of a 44-unit multi-family residential project located at
2235 Morning Canyon Road. The project would provide 36 market-
rate units, four very low-income units, and four moderate income
units. Plans were submitted for plan check in the Summer of 2025.
Community
Development
COMMERCIAL, OFFICE, AND INDUSTRIAL
Goals
LU-G-11 Land Use Support existing commercial centers by encouraging ongoing
investment and, where appropriate, reuse and redevelopment.
In 2025, the City approved three Conditional Use Permits for a
Pilates studio, a Type 21 alcohol license at a gas station, and a
banquet. All three businesses have occupied an existing tenant
space, thereby encouraging ongoing investment of the existing
commercial centers. In addition, 196 new business licenses were
issued in 2025.
Community
Development
Policies
LU-P-13 Land Use
Promote the revitalization of existing neighborhood commercial
centers by encouraging property owners to maintain and improve
the appearance of individual buildings and commercial centers
through building façade improvements, landscaping, and
pedestrian improvements.
In Spring 2025, the City officially launched a Business Recognition
Program, a new component to the Keep it Local: Shop Diamond Bar
First campaign. As part of this program, Diamond Bar businesses
get a free ribbon-cutting ceremony when they open their doors for
the first time, celebrate a major milestone, or complete a major
improvement or renovation project. Beyond these ceremonies, the
program also provides businesses with free exposure and marketing
through social media content, short highlight videos, and a month-
long incentive that encourages people to shop or dine with them for
10% back in rewards through the Open Rewards: Shop Local app.
Created in 2024, the Keep it Local: Shop Diamond Bar First
campaign aims to highlight and celebrate the many and varied small
businesses located in town and encourage more people to make
shopping locally a year-round priority. In 2025, the businesses that
took part in the recognition program were Popeyes, Certified Federal
Credit Union, Tacitas Coffee, Hikari Sushi, and Klatch Coffee.
City Manager’s Office
and Community
Relations Division
LU-P-14 Land Use
Improve vehicular accessibility, traffic flow, and parking availability
as well as pedestrian and bicycle access and amenities within
office, commercial, and industrial areas.
During project review, staff ensures that all office, commercial, and
industrial areas provide improved vehicular accessibility, traffic flow,
and parking availability as well as review for opportunities to
incorporate pedestrian and bicycle access and amenities.
Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Adaptive Traffic Control System
The City's Adaptive Traffic Control System (ATCS) was deployed in
2020 and continues to adapt based on actual traffic demands. The
system accommodates construction projects of various durations
and other traffic-impacting activities to promote circulation along the
City’s arterial roadways.
Traffic Signal Battery Back-Up Systems
All of the City’s maintained traffic signals feature a battery backup
system (BBS) that helps extend operations amid power disruptions.
The BBS hardware was proven to be useful amid the multiple
outages and Public Safety Power Shutoff (PSPS) events throughout
2025, as traffic circulation was minimally compromised because of
the backup power source available to extend the operations of
impacted traffic signals. In 2025, as part of the annual Capital
Improvement Program, the City replaced the BBS units at several
intersections to ensure that the hardware is ready for use with future
outage events as planned.
SR57/60 Confluence Project
The construction of the SR57/60 Confluence Project continued in
2025. The construction of the SR57 northbound overpass bridge
extension improvements above Golden Springs Drive were
completed. Also, the construction of the new northbound SR57
ramps at Grand Avenue were completed. Throughout all phases of
this project, the City is collaborating with the San Gabriel Valley
Council of Governments (SGVCOG) and contractors to manage
traffic flow affected by the various stages of construction. The project
is scheduled for completion in 2028.
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project.
Public Works
MIXED USE
Goals – General
LU-G-12 Land Use
Encourage compact mixed-use developments and projects that are
walkable, designed to encourage community interaction, and fulfill
a diversity of local commercial, employment, housing, and
recreational needs.
See Land Use Chapter Goal LU-G-4. Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
LU-G-13 Land Use Maximize multi-modal accessibility to and connectivity within
mixed-use areas. See Land Use Chapter Goal LU-P-7. Community
Development
LU-G-14 Land Use
Foster development of nodes or clusters of mixed-use centers to
promote city and neighborhood identity, improve accessibility to
stores, parks, natural open spaces, and services, and promote
walkable, pedestrian-scaled retail and dining destinations.
See Land Use Chapter Goal LU-G-4. Community
Development
Goals – Town Center Mixed Use
LU-G-22 Land Use
Promote and support the commercial area on both sides of
Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a
vibrant, pedestrian-oriented Town Center that serves as Diamond
Bar’s primary specialty retail and dining destination and is
accessible to all Diamond Bar residents.
See Land Use Chapter Goal LU-G-4. Community
Development
LU-G-23 Land Use Ensure an inviting and comfortable public realm to encourage
pedestrian activity in the Town Center area. See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
LU-G-24 Land Use Allow residential and office uses as secondary to commercial (retail,
dining, and entertainment) uses. See Land Use Chapter Goal LU-G-4. Community
Development
Policies – General
LU-P-17 Land Use Promote site designs that create active street frontages and
introduce pedestrian-scaled street networks and street designs. See Land Use Chapter Goal LU-G-3. Community
Development
LU-P-18 Land Use Development should be sensitive to the building form, density,
massing, and scale of surrounding residential neighborhoods. See Land Use Chapter Goal LU-G-3. Community
Development
Policies – Town Center Mixed Use
LU-P-35 Land Use
Ensure that any reuse, redevelopment, or refurbishment of the
Town Center area maintains a dominance of retail, dining, and
entertainment uses. Allow residential uses within the designation’s
permitted maximum range, as well as offices, either on upper floors
or otherwise in locations that do not detract from the area’s
predominant role as a community shopping, dining, and
entertainment destination.
See Land Use Chapter Goal LU-G-4. Community
Development
LU-P-36 Land Use
Prioritize and support renovation, infill, and reuse of the existing
commercial center. Require, where appropriate, redesign and
modernization of architectural treatment and the introduction of
finer-grained pedestrian network, as well as utilization of parking
lots to create central gathering spaces and make the Town Center
more pedestrian-friendly.
See Land Use Chapter Goal LU-G-4. Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
LU-P-37 Land Use
Utilize buildings and streetscapes to define the public realm and
encourage pedestrian activity and comfort. To further promote
these objectives, incorporate attractive landscaping elements and
usable outdoor green spaces, and discourage new drive through
uses.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
LU-P-38 Land Use
Promote site designs that create an active street frontage and
screen off-street parking from the Diamond Bar Boulevard and
Golden Springs Drive frontages.
See Land Use Chapter Goal LU-G-4. Community
Development
LU-P-39 Land Use
Streetscape and intersection improvements along the major
corridors of South Diamond Bar Boulevard and Golden Springs
Drive should enhance connectivity, comfort, and safety for all
modes of travel, and increase accessibility to and from surrounding
areas.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
LU-P-40 Land Use
Study, as necessary, the implementation of safe pedestrian
connectivity between the north and south sections of the Town
Center Mixed-Use project site and at Lorbeer Middle School.
Potential strategies for achieving safe pedestrian connectivity may
include traffic calming measures along the roadways, crosswalk
visibility improvements, ensuring adequate time for walk signals,
refuge islands, bulb-outs, bridges, and others.
See Community Character & Placemaking Chapter Policy CC-G-5
for the update on the Diamond Bar Boulevard Complete Streets
Corridor Project, which includes pedestrian safety enhancements at
the intersection of Diamond Bar Boulevard and Golden Springs
Drive.
Public Works
LU-P-41 Land Use
Maximize accessibility for transit, automobiles, cyclists, and
pedestrians to the Town Center from surrounding neighborhoods,
the Metrolink station, and other Diamond Bar destinations.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
LU-P-42 Land Use
Avoid expanses of surface parking and encourage the
consolidation and location of parking to the rear or side of buildings
where appropriate.
See Land Use Chapter Goal LU-G-4. Community
Development
LU-P-43 Land Use
When updating the Development Code’s parking standards or
preparing specific plans, evaluate parking ratios for the Town
Center to balance the financial feasibility of development projects
with the provision of adequate parking for visitors. Coordinate with
developers and transit agencies to the extent possible to provide
alternative modes of transportation to allow for reduced parking
requirements.
See Land Use Chapter Goal LU-G-4. Community
Development
Policies – Community Core Overlay
LU-P-51 Land Use
Provide streetscape and intersection improvements along Golden
Springs Drive to enhance comfort and safety for all modes of travel
and increase accessibility to and from surrounding areas.
Intersection Safety Improvements on Golden Springs Drive at
Golden Prados Drive Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
In August 2025, the City Council approved the installation of “No
Right Turn on Red” and “Yield to Pedestrian” signage at the
intersection of Golden Springs Drive and Golden Prados Drive.
These improvements encourage safer driving habits and enhance
pedestrian safety.
See Community Character & Placemaking Chapter Policy CC-G-5
for the update on the Diamond Bar Boulevard Complete Streets
Corridor Project.
PUBLIC FACILITIES, OPEN SPACE, AND HILLSIDES
Policies
LU-P-56 Land Use
Ensure that development on privately owned, residentially
designated land in hillside areas is compatible with surrounding
natural areas promoting the following design principles:
a) Minimize—as articulated by the landform grading criteria of
the Development Code’s Hillside Management
regulations—excavation, grading, and earthwork to retain
natural vegetation and topography;
b) Preserve existing vistas of significant hillside features such
as ridgelines, particularly from public places;
c) Do not create unsafe conditions;
d) Incorporate site and architectural designs that are sensitive
to natural contours and land forms and hydrological
features;
e) Preserve natural watersheds, including existing vegetation
within undeveloped hillside areas to the maximum extent
feasible, including mature trees and native plant materials;
f) Incorporate fuel modification as part of the Fire
Department’s approved fuel modification program;
g) Utilize planting palettes consisting of drought tolerant, fire
resistant, non-invasive plants that are native to or
compatible with those in the surrounding area; and
h) Group plants within swale areas to more closely reflect
natural conditions within landform graded slopes.
All new residential development requires review and approval by the
Planning Commission through a Development Review application
process to ensure compliance with the design principles listed.
MS4 Permit and NPDES Program Compliance
To comply with the City’s MS4 Permit and Municipal NPDES
Program, the City conducted investigations for illicit discharges and
inspected eligible businesses for stormwater-related violations.
Community
Development
Public Works
ECONOMIC DEVELOPMENT
Goals
ED-G-1 Economic Development Prioritize infill development opportunities and the reuse of existing
vacant commercial space to grow the city’s base of residents and See Land Use Chapter Goal LU-G-4. Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
employment to ensure long-term fiscal sustainability and promote
conservation of natural open space.
ED-G-2 Economic Development
Provide for the development of jobs and commercial uses within
Diamond Bar to reduce residents’ commutes, and to encourage
residents to shop and dine locally.
The TCSP envisions the Town Center to become Diamond Bar’s
downtown, a mixed-use village setting where the local workforce can
live and work, and provide the greater community with more local
options to shop and dine.
Community
Development
ED-G-3 Economic Development Support the retention, rehabilitation, and/or expansion of existing
businesses, and the attraction of new businesses. See Land Use Goal LU-G-11. Community
Development
Policies – Commercial Centers
ED-P-3 Economic Development
Create commercial centers or districts that have a sense of place
and provide attractive places to shop, dine, and gather. Within
these areas, support the development of uses and distinct
characters that complement other commercial areas within
Diamond Bar and adjacent jurisdictions.
See Land Use Chapter Goal LU-G-4.
Community
Development
Policies – Community-Serving Uses
ED-P-7 Economic Development Allow for home occupations where compatible with the privacy and
residential character of the neighborhood.
Home based businesses are allowed, and are required to comply
with the operating standards in Diamond Bar City Code Section
22.42.070, where the business shall be incidental and secondary to
the residential use of the property. Modifications that alter the
character of the residence or change its occupancy classification are
prohibited, and activities that create nuisances, such as glare, light,
noise, solid waste, or other characteristics in excess of that
customarily associated with similar residential uses are prohibited.
95 home-based business licenses were issued in 2025.
Community
Development
2. Community Character & Placemaking
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
COMMUNITY CHARACTER & PLACEMAKING
This Chapter guides the physical form and character of the City by providing strategies to strengthen the City’s identity through both new development and public improvements. Placemaking elements include
features such as monuments and decorative treatments that define City entry points, public art installations, decorative streetscape elements at key intersections or districts, and landscaping that creates a
memorable and unified character. The Goals and Polices contained in this Chapter provide direction to incorporate such elements into both new development projects and public improvements. The majority of
the Goals and Policies are related to the new opportunities within the four mixed-use focus areas and encourage walkable and pedestrian-oriented neighborhoods.
OVERALL CHARACTER & DESIGN
Goals
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CC-G-2 Community Character &
Placemaking
Encourage development within mixed-use areas that is inviting to
pedestrians, promotes community interaction and activity, and
contributes to an engaging street environment.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
CC-G-4 Community Character &
Placemaking
Preserve the scale and character of existing residential
neighborhoods and ensure sensitive transitions between densities
and uses.
See Land Use Chapter Goal LU-G-3, Policies LU-P-1 and LU-P-8. Community
Development
CC-G-5 Community Character &
Placemaking
Provide an expanded pedestrian and bicycle infrastructure network
to improve connectivity throughout the city where topography and
technology permit.
Diamond Bar Boulevard Complete Streets Corridor
In November 2025, the City Council awarded a $8.8M construction
contract award for the Diamond Bar Boulevard Complete Streets
Project. The City secured adequate grant funding for the costs of the
construction phase. A pre-construction meeting with the contractor
was held in December 2025, and work is planned to start in February
2026. The project is planned for completion in February 2027.
Public Works
CC-G-6 Community Character &
Placemaking
Encourage high-quality, human-scaled design and development
that respects the surrounding built environment while offering a
diversity of building types.
See Land Use Chapter Goal LU-G-3. Community
Development
Policies – City Identity
CC-P-2 Community Character &
Placemaking
Incorporate prominent corner architectural features, such as
prominent entries or corner towers, on new development at key
intersections or gateways.
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project. Public Works
CC-P-5 Community Character &
Placemaking
Establish a landscaping palette made up of native, drought-tolerant
plants and stormwater management systems with a view to
enhancing beautification and sustainable landscaping practices.
See Land Use & Economic Development Chapter Policy LU-P-5 and
Community Character & Placemaking Chapter Goal CC-G-5 and
Policy CC-P-1.
The streetscape design in the TCSP project area will be centered
around reducing the number of years to carbon neutral/zero carbon
in order to reduce the effects of climate change by planting
evergreen trees and installation of cool pavements such as hydro
pavers.
As part of the FY2025-26 Capital Improvement Program, the City
Council approved the development of landscaping and irrigation
standards for Landscape Assessment District Nos. 39-2022 and 41-
2021. The awarded consultant will evaluate the existing conditions
and recommend standardized improvements for district-maintained
areas. The improvements include the removal of nonfunctional turf
areas, and prioritize the use of drought-tolerant plants and water
efficient irrigation systems.
Community
Development
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CC-P-6 Community Character &
Placemaking
Prioritize sustainability in site design. When incorporating on-site
stormwater management through the use of bioswales, rain
gardens, permeable pavement, and/or other available low-impact
development technologies, require such features to be aesthetically
integrated into the site design.
The City requires developers to responsibly manage and mitigate
the stormwater quality impacts from their projects, in compliance with
the City’s MS4 Permit and NPDES Program. Every project’s
proposed Low Impact Development (LID) best management
practices are reviewed and approved by the City.
Public Works
Policies – Streetscapes & Building to Street Interface
CC-P-9 Community Character &
Placemaking
Encourage pedestrian orientation in mixed-use development using
a variety of site planning and architectural strategies, such as
locating and orienting buildings to street frontages, plazas, or
pedestrian paseos; providing visual transparency through
fenestration; entries and arcades close to the street edge and
sidewalk; and/or incorporating porches, patios, or outdoor spaces
that overlook or interact with front yards or sidewalks.
The TSCP is intended to create vibrant public realm with a high
intensity mix of uses to include retail, office, hotel, civic, and
residential uses, and a bustling active environment during both day
and evening hours. Numerous new public spaces, both hardscape
squares and landscaped greener park spaces, will be located
throughout the Plan area to provide a variety of environments that
will serve residents and downtown visitors alike.
See Land Use Chapter Goal LU-G-4 and LU-P-7 and Community
Character & Placemaking Chapter Goal CC-G-5 and Policy CC-P-1
Community
Development
CC-P-11 Community Character &
Placemaking
In residential and mixed-use areas, use traffic calming measures
such as pavers, bollards, sidewalk bulb-outs, and speed humps to
slow travel speeds.
Neighborhood Traffic Management Program
In August 2025, the City Council approved the installation of 3 new
stop signs along Hawkwood Road, at the intersections of Chirping
Sparrow Road, Ambushers Street, and Barbi Lane. The
implemented stop signs help establish right-of-way and support safe
traffic flow throughout the neighborhood.
Public Works
CC-P-12 Community Character &
Placemaking
Develop and enforce private slope maintenance standards for
properties with rear descending slopes that face public streets, with
special emphasis on those along Grand Avenue, Diamond Bar
Boulevard, Golden Springs Drive, Pathfinder Road, and the
freeways.
Private Slopes Affected by the February 2024 Winter Storms
Through 2025, the City worked with private property owners to
restore the private slopes affected by the February 2024 Winter
Storms. A Grading Permit was issued in July 2025 for the property
owner to rehabilitate the private slope along Diamond Bar
Boulevard. The City continues to work with other affected property
owners on restoring the private slopes along Golden Springs Drive.
Public Works
Policies – Parks & Open Spaces
CC-P-13 Community Character &
Placemaking
Encourage landscaped common public spaces to be incorporated
into new mixed-use development. See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
CC-P-16 Community Character &
Placemaking
Ensure that common spaces be integrated elements of
development, coordinating landscaping and amenities with the
projects’ architecture and character.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
Policies – Site Planning & Parking
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CC-P-17 Community Character &
Placemaking
Encourage the aggregation of individual small lots into larger
development parcels within mixed-use areas that will support an
appropriately-scaled, cohesive and economically viable
development.
See Land Use Chapter Goal LU-G-4.
The TCSP is an important component of the City’s overall strategy
to revitalize older areas and expand housing production. Incentives
for lot consolidation are being considered as the TCSP is being
crafted to encourage the improvement of underutilized properties.
Community
Development
CC-P-18 Community Character &
Placemaking
As large vacant or underutilized sites are developed or
redeveloped, maximize multimodal accessibility with fine-grained
street networks and walkable block sizes. Generally limit new block
sizes to a maximum of about 400 feet in length. Mid-block plazas or
alleys may be considered if the intent is to ensure fine-grained
patterns where pedestrian access can be accommodated in
intervals no more than 400 feet apart.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7. Community
Development
CC-P-21 Community Character &
Placemaking
Site plans should be designed to create pedestrian-oriented
neighborhoods that follow these guidelines:
a) Buildings should be oriented to the street;
b) Garages and parking areas should be screened and/or
located at the side or rear of properties wherever possible;
and
c) Landscaping, sidewalk conditions, and other streetscape
elements should be improved during rehabilitation and new
construction.
See Land Use Chapter Goal LU-G-4 and Policy LU-P-7.
The planning goals for the TCSP include the following:
1. To implement the community vision, goals and policies of the
General Plan, which established the Town Center Mixed-Use
land use designation to “foster the development of a vibrant,
pedestrian-oriented Town Center in Diamond Bar that serves
as a place for Diamond Bar’s residents to shop, dine, and
gather.
2. To make the town center a complete neighborhood with a
sense of place, that takes advantage of its location, to provide
residents and visitors a unique experience.
3. Ensure that the physical design and programming of the town
center supports health, wellbeing, and environmental
sustainability, the latter so as to make progress toward
meeting the greenhouse gas reduction targets of the
Diamond Bar Climate Action Plan by supporting compact,
infill, mixed-use development.
4. The town center allows for car-lite/car-optional living allowing
those who choose not to use their car on a daily basis or who
choose not to own a car at all to be easily accommodated thus
furthering progress to the City’s climate action goals.
5. The town center provides great public spaces, and small
parks with regenerative landscapes to support the goal of
environmental sustainability.
Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CC-P-22 Community Character &
Placemaking
Orient buildings adjacent to public spaces such that entries,
windows, and seating areas face the public space.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-23 Community Character &
Placemaking
Where appropriate and feasible, locate and orient active uses (such
as commercial uses and parks) along the street edges of new
mixed-use development, at street corners, or along main roadways
internal to larger developments.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-25 Community Character &
Placemaking
Encourage the design of shared parking for commercial and office
uses where possible.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-26 Community Character &
Placemaking
Establish reduced minimum commercial parking requirements for
all development within new mixed-use land use designations.
Reduced parking requirements should be supported by proximity to
transit, shared parking, and technologies that, once mainstreamed,
would reduce the need for conventional parking layouts.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
Policies – Building Massing and Design
CC-P-30 Community Character &
Placemaking
Ensure that infill residential development is designed to be sensitive
to the scale, character, and identity of adjacent existing
development.
All new residential development requires review and approval by the
Planning Commission through a Development Review application
process to assess a project’s compatibility, architectural design,
size, scale and massing with the neighborhood. The Planning
Commission reviews the design to ensure compliance with the City’s
General Plan policies and design guidelines, and ensure sensitive
transitions between densities and uses.
On August 5, 2025, the City received an application for the
demolition of an existing office building and associated
improvements to allow for the development of a for-sale residential
community consisting of 49 attached and detached condominium
units. The project site is being reviewed to ensure sensitive
transitions to adjacent uses, particularly the nearby residential
neighborhoods.
Community
Development
CC-P-32 Community Character &
Placemaking
Emphasize human-scaled design within large-scale commercial
and mixed-use centers. Employ measures such as articulated
massing, awnings, and landscape elements to break down the
scale of development.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-33 Community Character &
Placemaking
Encourage new mixed-use and commercial development to
incorporate visual quality and interest in architectural design on all
visible sides of buildings through the following approaches:
a) Utilizing varied massing and roof types, floor plans, detailed
planting design, or color and materials;
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
b) Maintaining overall harmony while providing smaller-scale
variety; and
c) Articulating building facades with distinctive architectural
features like awnings, windows, doors, and other such
elements.
CC-P-34 Community Character &
Placemaking
Update the City of Diamond Bar Citywide Design Guidelines as
needed to reflect the design guidance articulated in the General
Plan.
See Land Use Chapter Goal LU-G-3. Community
Development
TOWN CENTER MIXED USE FOCUS AREA
Goals
CC-G-11 Community Character &
Placemaking
Support an intense mix of active uses on both sides of Diamond Bar
Boulevard within the Town Center focus area. See Land Use Chapter Goal LU-G-4 and Policy LU-P-21. Community
Development
CC-G-12 Community Character &
Placemaking
Establish an inviting and comfortable public realm that encourages
pedestrian activity in the Town Center focus area.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-G-13 Community Character &
Placemaking
Establish a new pedestrian-oriented “Main Street” within the Town
Center focus area lined with retail uses.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
Policies
CC-P-41 Community Character &
Placemaking
Through development review, ensure that the Town Center remains
predominantly a community shopping, dining, and entertainment
destination, and that residential uses and offices are located so as
not to detract from this image.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
CC-P-42 Community Character &
Placemaking
Prioritize retail and other uses that promote pedestrian activity on
the ground floor of buildings.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-43 Community Character &
Placemaking
Establish gateways to the Town Center area at the intersections of
Diamond Bar Boulevard and Golden Springs Drive and at Diamond
Bar Boulevard and Palomino Drive. Gateway elements should be
consistent with the gateway design palette.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-44 Community Character &
Placemaking
As the Town Center redevelops, enhance pedestrian connectivity
throughout the district through the incorporation of a new “Main
Street” within the western portion of the focus area that is off of or
set back from Diamond Bar Boulevard.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-45 Community Character &
Placemaking
The design of new development should be pedestrian-oriented, with
the majority of building frontages located at the new street edge and
with entrances located along the roadway or along pedestrian
pathways or public spaces.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CC-P-46 Community Character &
Placemaking
Ensure that new buildings employ horizontal and vertical building
articulation and diversity in color, materials, scale, texture, and
building volumes.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
CC-P-47 Community Character &
Placemaking
Develop specific building height and other development standards
through implementation mechanisms such as the City’s Zoning
Ordinance or a master or specific planning process.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
CC-P-48 Community Character &
Placemaking
Encourage dining establishments to incorporate outdoor dining or
sidewalk cafés. See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
CC-P-49 Community Character &
Placemaking
Encourage reductions in surface parking and allow for the
development of consolidated parking structures, provided that they
are screened from view from Diamond Bar Boulevard and Golden
Springs Drive.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-50 Community Character &
Placemaking
Where possible, above-grade parking structures should be
wrapped with pedestrian uses where they front onto active streets.
If active uses are not feasible, frontages should be architecturally
attractive. This may include unique designs and materials such as
glass, articulated masonry, murals, or landscaping setbacks.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CC-P-51 Community Character &
Placemaking
Enhance the pedestrian experience along Diamond Bar Boulevard
within the Town Center area with widened sidewalks, shade trees,
and pedestrian amenities such as street furniture, attractive paving,
pedestrian-scaled lighting, and landscape buffers.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
3. Circulation
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CIRCULATION
This Chapter is aimed at improving the transportation network within the City, balancing the circulation needs with safety and access across a variety of modes of transportation, including automobile travel,
public transit, non-motorized transportation and goods movement through a Complete Streets approach.
TRANSPORTATION NETWORK AND STREET DESIGN
Goals
CR-G-1 Circulation
Improve the operating efficiency of the transportation system by
reducing vehicle travel demand and providing opportunities for
other modes of travel. Before approving roadway improvements
that focus on increasing vehicle capacity, consider alternatives that
reduce vehicle volumes and prioritize projects that would reduce
single-occupancy vehicle use and greenhouse gas emissions.
Transportation Study Guidelines
The City’s Transportation Study Guidelines are implemented in the
review of the new development projects for, among other things, the
mitigation and reduction of the level of Vehicle Mile Traveled (VMT)
of the projects. Additionally, the City updated the Transportation
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Study Guidelines per the new requirements and clarifications from
the State and the new (2020) model data from SCAG.
CR-G-2 Circulation
Maintain a street classification system that considers the broad role
of streets as corridors for movement but also reflects a Complete
Streets concept that enables safe, comfortable, and attractive
access for pedestrians, bicyclists, motorists, and transit users of all
ages and abilities, in a form that is compatible with and
complementary to adjacent land uses, including neighborhood
schools.
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project. Public Works
CR-G-3 Circulation
Strive to achieve a finer grained network of streets and
pedestrian/bicycle connections as development occurs, especially
in focus areas such as the Transit-Oriented, Neighborhood, Town
Center, and Community Core mixed-use areas.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CR-G-4 Circulation
Design roadways serving pedestrian-oriented mixed-use areas to
promote neighborhood interaction, pedestrian comfort and
walkability, and commercial patronage.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
CR-G-5 Circulation
Develop neighborhood streets and alleys that encourage walking,
biking, and outdoor activity through engineering and urban design
principles that reduce the potential for speeding and cut-through
traffic, which may include traffic calming measures.
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
Community
Development
Policies
CR-P-1 Circulation
When redesigning streets, plan for the needs of different modes by
incorporating elements such as shade for pedestrians, safe
pedestrian-friendly crossings/ intersections, lighting at the
pedestrian scale, bike lanes, signage visible to relevant modes,
transit amenities, etc.
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project. Public Works
CR-P-3 Circulation
Plan for and provide new connections within the Transit-Oriented,
Neighborhood, Town Center, and Community Core mixed-use
areas to create finer grained, pedestrian-scaled circulation
networks that support the development of connected and
accessible neighborhoods. Connections should facilitate the use of
alternatives to single-occupancy vehicles, such as walking,
bicycling, and transit by improving the safety and accessibility of
those modes.
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project.
See Circulation Chapter Policy CR-P-1.
Public Works
CR-P-4 Circulation
Develop traffic calming strategies for Diamond Bar Boulevard
between Temple Avenue and Golden Springs Drive in order to
provide a safe and comfortable pedestrian-friendly environment
See Community Character & Placemaking Chapter Goal CC-G-5 for
update on the Diamond Bar Boulevard Complete Streets Project. Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
along and through the Neighborhood Mixed Use and Town Center
Mixed Use areas.
CR-P-5 Circulation
Necessary transportation improvements should be in place, or
otherwise guaranteed to be installed in a timely manner, before or
concurrent with new development. In evaluating whether a
transportation improvement is necessary, consider alternatives to
the improvement consistent with CR-G-1, and the extent to which
the improvement will offset the traffic impacts generated by
proposed and expected development.
See Circulation Chapter Goal CR-G-1. Public Works
VEHICLE CIRCULATION
Goals
CR-G-7 Circulation
Ensure smooth traffic flows by maintaining or improving traffic levels
of service (LOS) that balance operational efficiency, technological
and economic feasibility, and safety.
See Circulation Chapter Goal CR-G-1. Public Works
CR-G-8 Circulation Encourage reduction in vehicle miles traveled (VMT) as part of a
strategy to reduce greenhouse gas (GHG) emissions. See Circulation Chapter Goal CR-G-1. Public Works
CR-G-10 Circulation Discourage traffic from SR-57 and SR-60 from using Diamond Bar
roadways as alternatives to the freeway.
See Land Use & Economic Development Chapter Policy LU-P-14 for
update on the SR57/60 Confluence Project. Public Works
Policies – Level of Service (LOS) Standards
CR-P-12 Circulation
Balance meeting LOS standards with the need to reduce VMT
through maintaining and supporting multi-modal connectivity such
as transit, bicycling, walking, and by encouraging infill development
with a pedestrian-friendly urban design character.
See Circulation Chapter Goal CR-G-1. Public Works
CR-P-13 Circulation
Maintain a standard of LOS D during peak hour conditions on all
streets in the City’s jurisdiction, with exceptions as noted below:
a) Brea Canyon Rd south of Diamond Bar Blvd (LOS F)
b) Brea Canyon Rd north of Diamond Bar Blvd (LOS E)
c) Grand Ave west of Country View Dr (LOS E)
d) Diamond Bar Blvd at SR-60 Eastbound Ramps (LOS F).
See Circulation Chapter Goal CR-G-1. Public Works
CR-P-14 Circulation
Prioritize pedestrian movement and safety— through wider
sidewalks, more frequent pedestrian crossings, sidewalk bulbouts,
median pedestrian refuges etc.—rather than LOS in Community
Character Priority Areas, which are areas designated for higher
density mixed-use development in the General Plan.
See Section 4.4 for more detailed policies on bicycle and
pedestrian movement in mixed-use areas.
See Community Character & Placemaking Chapter Policy CC-G-5
for the update on the Diamond Bar Boulevard Complete Streets
Corridor Project.
See Land Use & Economic Development Chapter Policy LU-P-61 for
the update on the Intersection Safety Improvements on Golden
Springs Drive at Golden Prados Drive.
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CR-P-17 Circulation Maintain roadway design standards to manage vehicle speeds and
traffic volumes, updating them as needed.
See Community Character & Placemaking Chapter Policy CC-G-5
for the update on the Diamond Bar Boulevard Complete Streets
Corridor Project.
Public Works
Policies – Adaptive Traffic Control (ATCS) & Intelligent Traffic Systems (ITS)
CR-P-20 Circulation
Implement measures such as additional signal timing and
synchronization, speed limit regulations, and ITS techniques to
increase safety and reduce congestion. Maintain a pavement
management system and maintenance program for all public
roadways throughout the City.
Triennial Pavement Management Program Update
In February 2025, the City Council awarded a consulting services
agreement for the Pavement Management Program (PMP) update.
Each City street is assessed by the consultant and assigned a
Pavement Condition Index (PCI) score. The assigned PCI score
determines the level of treatment required for pavement
maintenance. The City utilizes the completed PMP to plan future
residential and arterial pavement rehabilitation projects. The PMP
report was finalized in August 2025, and the average Citywide PCI
score (for arterial and residential streets) was 78.
See Land Use & Economic Development Chapter Policy LU-P-14.
Public Works
CR-P-21 Circulation
On an ongoing basis, examine opportunities to avoid delay,
spillover, or cut-through traffic onto Diamond Bar’s roadways
through techniques such as adaptive traffic control systems along
major corridors and traffic calming measures along cut-through
routes that would reduce speeds and discourage drivers from
electing to drive on them. Consider financial and technological
feasibility and community priorities to determine whether and how
strategies should be implemented.
See Land Use & Economic Development Chapter Policy LU-P-14
and Circulation Chapter Policy CR-P-20. Public Works
Policies – Safety
CR-P-22 Circulation
Implement traffic calming measures to slow traffic on local and
collector residential streets and prioritize these measures over
congestion management where appropriate and feasible.
See Community Character & Placemaking Chapter Policy CC-P-11. Public Works
CR-P-23 Circulation
Maintain the integrity of existing residential areas and discourage
cut-through traffic by retaining cul-de-sacs and implementing other
traffic calming measures that promote safe driving at speeds
appropriate to the surrounding neighborhood, particularly at
Prospectors Road, Chaparral Drive, Sunset Crossing Road,
Lycoming Street, and Washington Street.
See Community Character & Placemaking Chapter Policy CC-P-11. Public Works
Policies – Inter-Jurisdictional Coordination
CR-P-26 Circulation As opportunities arise, coordinate with other jurisdictions, including
neighboring cities, Los Angeles County, San Bernardino County, See Circulation Chapter Policy CR-P-2. Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
and Caltrans, on improvements to street segments common to the
City of Diamond Bar and other jurisdictions.
CR-P-27 Circulation
Encourage improvements to regional routes and arterial streets to
account for environmental, aesthetic, and noise concerns, as well
as to provide adequate buffers to adjacent land uses.
See Community Character & Placemaking Chapter Policy CC-P-1. Public Works
CR-P-29 Circulation Solicit State and Federal funds to improve area freeways and local
streets. See Community Character & Placemaking Chapter Goal CC-G-5. Public Works
PEDESTRIAN AND BICYCLE CIRCULATION
Goals
CR-G-11 Circulation Expand and strengthen existing pedestrian and cyclist network and
facilities. See Community Character & Placemaking Chapter Goal CC-G-5. Public Works
CR-G-12 Circulation Improve safety and accessibility for pedestrians and cyclists. See Community Character & Placemaking Chapter Goal CC-G-5. Public Works
Policies – Bicycle & Pedestrian Movement in Mixed Use Areas
CR-P-39 Circulation
Ensure a safe environment for pedestrians and cyclists while
allowing for local traffic to access freeways in the Neighborhood
Mixed Use area through the following strategies:
a) Widening sidewalks, providing planting strips between
sidewalks and streets and providing pedestrian amenities
such as shade trees and street furniture along Diamond Bar
Boulevard;
b) Implementing traffic calming measures such as reduced
vehicle speeds, striping and signage along Diamond Bar
Boulevard;
c) Buffering bike lanes along Diamond Bar Boulevard;
d) Enhancing pedestrian crossings at the intersection of
Diamond Bar Boulevard and Sunset Crossing Road, at
Diamond Bar Boulevard and Highland Valley Road, and at
Diamond Bar Boulevard and the SR-60 on/off ramps; and
e) Incorporating multi-use pathways internal to new
development and connecting to existing development.
See Community Character & Placemaking Chapter Goal CC-G-5. All
of these elements and considerations are being incorporated into the
design of the Diamond Bar Boulevard Complete Street Project and
the future TCSP. After completion, this project will be referenced as
the Complete Streets template for the remainder of the City.
Public Works
CR-P-40 Circulation
Provide for a vibrant Town Center that encourages pedestrian
activity and comfort within the Town Center Mixed Use area while
accommodating through traffic along Diamond Bar Boulevard
through the following strategies:
a) Establishing a new pedestrian-oriented main street or
pedestrian pathway in the Town Center;
b) Enhancing the pedestrian experience along Diamond Bar
Boulevard within the Town Center area with widened
See Land Use Chapter Goal LU-G-4 and Policies LU-P-7 and CC-
P-21.
See Circulation Chapter Goal CR-P-39.
Community
Development
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
sidewalks, shade trees, and pedestrian amenities such as
street furniture, attractive paving, pedestrian-scaled lighting,
and landscape buffers;
c) Buffering bike lanes along Diamond Bar Boulevard;
d) Improving crosswalks at the intersection of Diamond Bar
Boulevard and Palomino Drive, at Diamond Bar Boulevard
and Golden Springs Drive, and where Diamond Bar
Boulevard intersects with the driveway to the Town Center;
and
e) Strengthening cyclist and pedestrian connections between
the Town Center area and nearby schools to provide safe
and convenient routes to the Town Center for students by
identifying barriers such as safety hazards and gaps in the
bicycle and pedestrian networks and implementing
improvements to address those barriers.
Policies – Safety
CR-P-44 Circulation
Enhance bicycle and pedestrian safety and comfort where feasible
through means such as:
a) Introducing bicycle- and pedestrian-level street lighting to
improve safety at night;
b) Furnishing intersections with crosswalks on all legs of the
intersection;
c) Improving pedestrian safety with intersection design
features such as improved signal timing, sidewalk bulbouts,
pedestrian refuge islands with “noses” that extend past the
crosswalks, advance vehicle stop bars, high visibility
crosswalk striping or decorative paving;
d) Improving bicycle safety with intersection design features
such as bicycle detection and signalization, painted bike
boxes, and intersection crossing markings;
e) Widening sidewalks, providing planting strips between
sidewalks and streets and providing pedestrian amenities
such as shade trees and street furniture; and
f) Implementing traffic calming measures to reduce vehicle
speeds and congestion.
See Community Character & Placemaking Chapter Goal CC-G-5. All
of these elements and considerations are being incorporated into the
design of the Diamond Bar Boulevard Complete Street Project and
the future TCSP. After completion, this project will be referenced as
the Complete Streets template for the remainder of the City.
Public Works
CR-P-45 Circulation
Routinely review pedestrian and cyclist collision data for type,
location, severity, and cause, and develop strategies to prevent
these collisions.
The City always reviews collision data to develop prevention
strategies. This process occurs after the Los Angeles County
Sheriff’s Department concludes its investigation of the collision and
provides the accident report with findings.
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
PUBLIC TRANSPORTATION
Goals
CR-G-13 Circulation Support the availability, efficiency, and effectiveness of public
transit service. See Circulation Chapter Policy CR-P-1 Public Works
Policies
CR-P-48 Circulation
As opportunities arise, work with Foothill Transit to maintain and
improve bus stops and shelters, as well as identify areas where
service can be improved or expanded to increase system use.
The City maintains and improves bus stops and shelters as
necessary, and coordinates with Foothill Transit to identify areas
where service can be improved or expanded to increase system use.
Public Works
PARKING
Goals
CR-G-14 Circulation
Provide adequate parking for all land use types, while balancing this
against the need to promote walkable, mixed-use districts and
neighborhoods in targeted areas, and promoting ride-sharing and
alternative transportation modes.
See Land Use Chapter Goal LU-G-4. Community
Development
Policies
CR-P-53 Circulation
Update parking standards in the Development Code to ensure that
they are reflective of the community’s needs, using current data on
parking demand and taking into consideration demographics and
access to alternative modes of transportation.
The City is currently implementing during project reviews. Public Works
CR-P-54 Circulation Incorporate criteria in the Development Code to allow reductions in
parking requirements in exchange for VMT reduction measures. The City is currently implementing during project reviews. Public Works
Policies – Truck Routes
CR-P-64 Circulation
Continue prohibiting trucks heavier than 5 tons from operating on
designated residential streets, except for emergency, maintenance,
residential moving trucks, and transit vehicles, to maintain
pavement integrity.
The City currently implements this restriction. Public Works
CR-P-65 Circulation
Periodically review collision data for type, location, severity, and
cause. Develop countermeasures for sites with recurrent truck-
involved collisions.
The City reviews collision data to develop prevention strategies. This
process occurs after the Los Angeles County Sheriff’s Department
concludes its investigation of the collision and provides the accident
report with findings.
Public Works
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4. Resource Conservation
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
RESOURCE CONSERVATION
A conservation element is required to provide guidance for the conservation, development, and utilization of natural resources, including water quality and hydraulic force, forests, soils, rivers and other waters,
harbors, fisheries, wildlife, minerals, and others as applicable to each jurisdiction. An open space element is intended to ensure that cities and counties recognize that open space land is a limited and valuable
resource, and that they prepare and carry out open space plans to guide the comprehensive long-range preservation and conservation of open space land. The Resource Conservation Chapter provides policies
to guide the City’s stewardship of its resources, ensuring the conservation and enhancement of open spaces, biological resources, water and air quality, and cultural resources.
OPEN SPACE
Goals
RC-G-3 Resource Conservation
Preserve to the extent possible open space ridgelines, hilltops, and
prominent slopes for aesthetic, biological and natural resource
conservation, and safety purposes.
The Canyon Loop Trail project included many improvements to the
existing trail and triggered habitat monitoring to comply with all state
and federal requirements for the protection, replacement and
restoration of native habitat affected by the project. The City
contracted with Michael Baker International and Helix Environmental
to implement the five-year Habitat Mitigation Monitoring Program to
implement mitigation measures supporting the natural habitat found
around the Canyon Loop Trail. Currently, three unique areas on the
trail are being restored and enhanced to meet the existing
conditions.
Parks & Recreation
Policies
RC-P-7 Resource Conservation
Minimize visual and environmental impacts to ridgelines, hilltops,
and slopes through regulations that minimize grading, ensure that
development conforms to natural topography, and maximize safety,
correlating development intensity with the steepness of terrain.
Landform grading criteria and maximum allowable densities shall
be based upon the slope density formula as set forth in the
Development Code.
The Planning Division reviews each project to ensure compliance
with the City’s General Plan policies and City’s Hillside Management
Design Guidelines. The guidelines were created to ensure that
development will complement the character and topography of
hillside areas set forth in the Development Code.
Community
Development
RC-P-8 Resource Conservation
To the extent feasible, support and cooperate with the efforts of
other jurisdictions and conservation organizations to protect
prominent ridges, slopes, and hilltops in and adjacent to the City
and its Sphere of Influence.
Such features include, but are not limited to, areas identified
by Los Angeles County as Significant Ecological Areas;
Tonner Canyon; the hills within Tres Hermanos Ranch; and
the hillsides along SR-57, between Diamond Bar and Brea.
In coordination with the cities of Chino Hills and Industry, a one day
guided tour of the Tres Hermanos property was provided free of
charge for approximately 100 members of the public on September
27, 2025. The guided tours included exhibits and historical
presentations led by local historians, current City Managers and
staff.
Parks & Recreation
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BIOLOGICAL RESOURCES
Goals
RC-G-6 Resource Conservation
Utilize native and drought-tolerant vegetation in landscaping, site
stabilization and restoration where practical to prevent the spread
of invasive plant species into natural open spaces.
During project review, the Planning Division ensures that the plant
palette is diverse, Southern California native and drought-tolerant
vegetation is utilized, and that the planting and irrigation plans
comply with the City’s Water Efficient Landscaping Ordinance.
Community
Development
Policies
RC-P-9 Resource Conservation
Require, as part of the environmental review process prior to
approval of discretionary development projects involving parcels
within, adjacent to, or surrounding a significant biological resource
area, a biotic resources evaluation of the site by a qualified biologist.
Focused plant surveys shall be conducted at the appropriate time
of year, and local reference populations checked to ensure
detectability of the target species. Wildlife shall also be evaluated
by a qualified biologist through appropriate survey or trapping
techniques necessary to determine presence. Such evaluation shall
analyze the existing and potential natural resources of a given site
as well as the potential for significant adverse impacts on biological
resources. The report shall identify measures to avoid, minimize, or
mitigate any impacts to species that have been observed or have
the potential of being present on the site. In approving any permit
based on the evaluation, the City shall require implementation of
mitigation measures supported by the evaluation, or work with the
applicant to modify the project if mitigation is determined not to be
adequate to reduce the impacts to a non-significant level.
In compliance with the Mitigation Monitoring and Reporting Program
(MMRP) for the Canyon Loop Trail project, focused plant and nesting
bird surveys were conducted prior to any habitat restoration work
during the breeding seasons of the California Gnatcatcher and
Cactus Wren.
Parks & Recreation
RC-P-10 Resource Conservation
Require, to the greatest extent feasible, new development to
preserve mature native trees including oak and walnut, and trees of
significant cultural or historical value such as sycamore and arroyo
willow, etc., as set forth under the Diamond Bar Tree Preservation
and Protection Ordinance. Review the ordinance periodically and
update it as necessary to reflect current best practices.
The Planning Division reviews each project to evaluate if a protected
tree can be preserved or retained on-site. If preservation is not
feasible, trees are required to be replanted at a minimum 3:1 ratio
pursuant to the City’s Tree Preservation and Protection Ordinance.
Community
Development
WATER RESOURCES
Goals
RC-G-7 Resource Conservation
Protect waterways—including creeks, riverines, artesian springs,
seeps, and wetlands—and watersheds in Diamond Bar from
pollution and degradation as a result of urban activities.
See Land Use & Economic Development Chapter Policy LU-P-5. Public Works
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Policies – Water Conservation
RC-P-17 Resource Conservation Continually evaluate and upgrade the efficiency of City irrigation
systems, prioritizing the use of reclaimed water.
The City continues to evaluate and upgrade the efficiency of City
irrigation systems and prioritize the use of reclaimed water, wherever
possible and feasible.
Public Works
RC-P-19 Resource Conservation Encourage the implementation of the latest water conservation
technologies into new developments.
Building and Safety requires water conservation fixtures as required
by the California Green Building Code (CALGreen) and the
California Plumbing Code.
Community
Development
Policies – Water Quality
RC-P-23 Resource Conservation
Ensure that post-development peak stormwater runoff discharge
rates do not exceed the estimated predevelopment rate and that dry
weather runoff from new development not exceed the pre-
development baseline flow rate to receiving water bodies.
The City implements this engineering standard on all development
projects by reviewing the stormwater quality and quantity (hydraulic
and hydrology study) impacts and requiring construction and
maintenance of low impact development (LID) best management
practices (BMPs).
Public Works
AIR QUALITY
Goals
RC-G-14 Resource Conservation
Aim for a diverse and efficiently-operated local and regional ground
transportation system that reduces VMT and generates the
minimum amount of pollutants feasible.
See Circulation Chapter Goal CR-G-1 for VMT Guidelines and
implementation efforts. Public Works
Policies
RC-P-24 Resource Conservation
Encourage new development to minimize impacts on air quality
through the following measures: a. Use of building materials and
methods that minimize air pollution. b. Use of fuel-efficient heating
equipment, and other appliances, such as water heaters, swimming
pool heaters, cooking equipment, refrigerators, furnaces, boiler
units, and low or zero-emitting architectural coatings. c. Use of
clean air technology beyond what is required by South Coast Air
Quality Management District (SCAQMD), leveraging State and local
funding sources.
• Building & Safety implements CALGreen. Whenever a
building permit is issued for construction, CALGreen requires
the building inspector to verify the reduction of dust and
volatile organic compounds (VOCs). Dust control measures
include watering of dirt on projects that are moving earthwork
and VOCs are limited in quantity by requiring materials with
certified lower VOCs be used.
• Through the implementation of the California Energy Code
and CALGreen, more efficient equipment and reduced VOC’s
are required respectively. The CA Energy Code requires
highly efficient heating and cooling systems through requiring
high seasonal energy efficiency ratings and energy efficient
materials such as low-E (low emissivity) windows. The CA
Energy Code also requires high efficacy lighting, energy
efficient switching and sensors, certified cooktop hoods,
rooftop solar installations in new construction, and mostly
instantaneous water heaters for new construction. CALGreen
requires low emitting architectural coatings through limiting
the VOC’s and requiring certified listed low-emitting products
including paints and sealants.
Community
Development
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• CALGreen requires clean air within buildings including
through requiring higher minimum efficiency reporting value
(MERV) filters and minimum outdoor air circulation. Higher
filtration removes contaminants and outdoor air circulation
reduces carbon dioxide levels within structures
RC-P-25 Resource Conservation
Conserve natural open spaces, biological resources, and
vegetation, recognizing the role of these resources in the reduction
and mitigation of air pollution impacts, and the promotion of CO2
sequestration.
Building & Safety follows various SCAQMD rules including requiring
SCAQMD proof of notification before some projects are demolished,
preventing wood burning fireplaces from being installed, prevention
of excessive dust on construction sites, and requiring SCAQMD
notification prior to the issuance of permits for char-broilers.
Community
Development
RC-P-28 Resource Conservation
Cooperate with the ongoing efforts of the U.S. Environmental
Protection Agency (EPA), SCAQMD, the Southern California
Association of Governments (SCAG), and the State of California Air
Resources Board in improving air quality in the regional air basin.
Building & Safety Department requires all construction projects to
provide proper mechanical ventilation systems pursuant to the
California Mechanical Code. The California Building Code limits the
amount of hazardous materials on a site which could lead to further
Toxic Air Contaminants. During construction, dust mitigation and
erosion control are required and enforced by the building inspector
on any construction project. The remainder of this work is conducted
through the Public Works Department.
Community
Development
RC-P-30 Resource Conservation
For new or modified land uses that have the potential to emit dust,
odors, or TACs that would impact sensitive receptors, require the
business owners to obtain all necessary SCAQMD clearances or
permits prior to business license or building permit issuance.
Sensitive receptors include residences, schools, childcare
centers, playgrounds, parks and other recreational facilities,
nursing homes, hospitals, and other medical care facilities.
The Public Works Department requires an erosion control plan to be
provided prior to permit issuance, including sandbags around the
property and intermittent watering of a grading site. Prior to any
demolition, the Building & Safety Division requires that SCAQMD to
be notified before permits are issued.
Community
Development
Public Works
RC-P-33 Resource Conservation
Require construction and grading plans to include State and
AQMD-mandated measures to the maximum extent possible
fugitive dust and pollutants generated by construction activities and
those related to vehicle and equipment cleaning, fueling and
maintenance as well as mono-nitrogen oxides (NOx) emissions
from vehicle and equipment operations.
Public Works implements all dust control measures during grading
with assistance from Building & Safety during construction.
Community
Development
Public Works
RC-P-39 Resource Conservation Reduce paved road dust emissions through targeted street
sweeping of roads subject to high traffic levels and silt loadings.
The City continuously monitors and adjusts the frequency of the
street sweeping service depending on the season. Public Works
RC-P-40 Resource Conservation
Continue to advocate at all levels of government for improvements
to the confluence of the SR-57 and SR-60 freeways, including the
construction of the missing interchanges between the two freeways,
to reduce congestion and delays on the freeways, as well as
affected surface streets and on/offramps.
See Land Use & Economic Development Chapter Policy LU-P-14 for
update on the SR57/60 Confluence Project.
The City continues to advocate for additional improvements to the
SR-57 and SR-60 freeways, including the missing interchanges from
the westbound SR-60 to northbound SR-57 and southbound SR-57
to eastbound SR-60.
Public Works
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CULTURAL AND HISTORIC RESOURCES
Policies – Tribal Cultural Resources
RC-P-46 Resource Conservation
Conduct project-specific Native American consultation early in the
development review process to ensure adequate data recovery and
mitigation for adverse impacts to significant Native American sites.
Ensure that City staff and local developers are aware of their
responsibilities to facilitate Native American consultation under
Senate Bill 18 and Assembly Bill 52.
For projects subject to AB 52, which includes the Walnut Valley
Unified School District digital billboard project, the City implements
resource conservation policies that require consultation with
California Native American tribes regarding potential impacts to
Tribal Cultural Resources. The project applicants have formally
entered into and commenced consultation with the Kizh Nation, and
consultation has resulted in agreed-upon mitigation measures to
protect tribal cultural resources, including the presence of a qualified
tribal monitor during all ground-disturbing activities. Following project
approval, the applicants and the Kizh Nation will enter into a
monitoring agreement, and a copy of the fully executed agreement
will be provided to the City prior to issuance of any construction
permits, which is anticipated to begin construction in early 2026.
Community
Development
5. Public Facilities and Services
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
PUBLIC FACILITIES & SERVICES
This Chapter sets forth the policy framework for the City to manage infrastructure and services, identify areas for improvement, and ensure that public utilities, services, and programs can meet the needs of the community
into the future.
PARKS & RECREATION
Goals
PF-G-3 Public Facilities &
Services
Ensure that new development bears the costs of new parks and
recreation facilities that are needed to meet any increase in demand
resulting from the new development, or from which the new
development would benefit.
As a condition of tentative map approval, the applicant is required to
dedicate land and/or pay a fee in compliance with DBCC Section
21.32.040 for the purpose of developing new or rehabilitating
existing park or recreation facilities to serve the subdivision.
Community
Development
Policies – General
PF-P-6 Public Facilities &
Services
Monitor and seek to actively engage in Cal Poly Pomona’s plans for
the redevelopment of the former Lanterman site, and seek joint use
opportunities for parks and recreation facilities developed on the
site.
City staff continue to utilize the revised Joint Use Agreement with
Walnut Valley Unified School District for indoor athletic space for
community programming.
Parks & Recreation
Policies – Parks & Recreation Facilities
PF-P-8 Public Facilities &
Services
Develop and maintain a parkland dedication requirement/in-lieu fee
consistent with the General Plan standard of five acres per 1,000
residents in Diamond Bar.
See Public Facilities and Services Chapter Goal PF-G-3. Community
Development
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
PF-P-9 Public Facilities &
Services
Prioritize public parkland dedication as a condition of new
residential development, allowing the use of in lieu fees only where
parkland dedication is not feasible, to ensure a public park system
available to the entire community.
See Public Facilities and Services Chapter Goal PF-G-3. Community
Development
PF-P-16 Public Facilities &
Services
Continue to provide programming and services for seniors,
including active programs, classes, and activities and outings,
adjusting programming based on needs and preferences,
particularly as Diamond Bar’s residents age.
On November 12, 2025, the City hosted a Senior Health Day which
provided aging resources, health checks, and free information to
approximately 250 local seniors at the Diamond Bar Center
Parks & Recreation
PF-P-17 Public Facilities &
Services
Address the recreational needs of all children and adults, including
persons with disabilities, seniors, and dependent adults, be
addressed in recreational facility planning efforts.
On January 21, 2025, the 10.23-acre property located at 22601
Sunset Crossing Road was transferred to the City at no cost by a
Transfer Agreement Facilities Use Agreement. This property
combined with the adjacent City-owned 2.78-acre site will create a
13-acre park site that has the potential to be developed into a
community park with amenities for residents of all ages, interests and
activity levels.
Parks & Recreation
SCHOOLS AND COMMUNITY FACILITIES
Goals
PF-G-4 Public Facilities &
Services
Continue to provide residents of all ages to high quality local
educational facilities and learning opportunities in cooperation with
the Walnut Valley and Pomona Unified School Districts (WVUSD
and PUSD, respectively), the Los Angeles County library system,
and community organizations.
The Walnut Valley Unified School District’s digital billboard will be
located on an existing, developed Walnut Valley Unified School
District property, and avoids the displacement of existing land uses
or the need for new infrastructure and supports the continued
efficient use of an established institutional site. The project
establishes a cooperative public–public partnership between the City
and the School District by generating ongoing lease revenue for
WVUSD to help support educational programs and facility
improvements, while also providing a community benefit to the City
through dedicated on-screen time for public service announcements.
This allocation would allow the City to disseminate important
community information and emergency notifications at no cost,
strengthening interagency collaboration and enhancing public
communication. The City Council approved the project on December
16, 2025.
Community
Development
Policies – Schools
PF-P-28 Public Facilities &
Services
Continue sponsoring and promoting events and cultural activities
that bring the community together in different locations throughout
the city.
City staff continues to organize and update City-wide special events
such as the Windmill Lighting, Veterans Day, Corporate Showcase,
and Wedding & Event Expo in order to promote community
enrichment and the business community.
Parks & Recreation
UTILITIES
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Goals
PF-G-6 Public Facilities &
Services
Ensure that public facilities and services, including water,
wastewater, sewage, electricity, natural gas, and solid waste, are
provided in a safe, efficient, and timely manner to meet the current
and future needs of the city.
Will serve letters from outside agencies are required for building
permit issuance to show that adequate facilities are or will be
available to serve a proposed Accessory Dwelling Unit or
subdivision.
See Land Use & Economic Development Chapter Policy LU-P-5 for
the update on the Rule 20A Utility Undergrounding Project.
Community
Development
Policies – Water & Wastewater
PF-P-37 Public Facilities &
Services
As opportunities arise, work with the Los Angeles County Public
Works Department (LACPWD) and Los Angeles County Sanitation
District (LACSD) to ensure that wastewater treatment conveyance
systems and treatment facility capacity is available to serve planned
development within Diamond Bar.
Will serve letters from the LACSD are required for building permit
issuance to show that adequate sewer facilities are or will be
available to serve a proposed Accessory Dwelling Unit or
subdivision.
Community
Development
6. Public Safety
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
PUBLIC SAFETY
The purpose of this Chapter is to identify the natural and man-made public health and safety hazards that exist within the City, and to establish preventative and responsive policies and programs to mitigate
their potential impacts, particularly in light of our unique environmental, seismic, and topographic conditions. This Chapter also addresses the excellent public safety services provided by the L.A. County Sheriff’s
and Fire Departments, and endorses the continuation of the contract model of government for the continuation of these services. Lastly, the Public Safety Chapter addresses noise and serves to limit the exposure
of the community to excessive noise levels. The Goals and Policies emphasize partnerships with local, regional and State agencies to ensure the City’s readiness for public safety threats through action plans
and educational efforts.
SEISMIC AND GEOLOGIC HAZARDS
Goals
PS-G-1 Public Safety
Partner with the Los Angeles County Fire and Sheriff’s Departments
in community education efforts aimed at preventing potential loss of
life, physical injury, property damage, public health hazards, and
nuisances from seismic ground shaking and other geologic hazards
such as landslides and mudslides.
In 2025, the City partnered with public safety partners, including Los
Angeles county Sheriff’s Department, Los Angeles county Fire
Department, and Inland Valley humane Society to present five public
town-hall style meetings. Topics included an overview of the City’s
public safety programs and budget, crime prevention, wildfire
prevention, emergency preparedness, and animal care and control.
Each meeting also included opportunities to meet public safety
officials, ask questions, and receive valuable informational
resources.
Community Relations
Division
Policies
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
PS-P-2 Public Safety
Require areas identified as having significant liquefaction potential
(including secondary seismic hazards such as differential
compaction, lateral spreading, settlement, rock fall, and landslide)
to undergo site-specific geotechnical investigation prior to
development and to mitigate the potential hazard to a level of
insignificance or, if mitigation is not possible, to preserve these
areas as open space or agriculture.
Figure 7-3 (Page 7-8 of the Public Safety Element) shows
areas where historical occurrence of liquefaction, or local
geological, geotechnical, and groundwater conditions
indicate a potential for permanent ground displacements.
The City implements this engineering standard on all grading
projects by requiring a site-specific geotechnical investigation to
identify any hazards and to develop proper hazard mitigation as
appropriate.
Public Works
PS-P-4 Public Safety
Carry out a review of City-owned critical facilities that may be
vulnerable to major earthquakes and landslides and develop
programs to upgrade them.
The City regularly inspects and evaluates its facilities and
infrastructure.
In 2025, the City consulted with a civil engineering firm to design
roadway stabilization plans for a damaged section of Diamond Bar
Boulevard, between Cold Spring Lane and Crooked Creek Drive.
The plans will be finalized in 2026, and the conditions will be
continuously monitored until construction funding is secured.
Public Works
FLOOD HAZARDS AND PROTECTION
Goals
PS-G-2 Public Safety
Implement measures aimed at preventing the potential for loss of
life, physical injury, property damage, public health hazards, and
nuisances from the effects of a 100- year storm and associated
flooding.
The City prepared a comprehensive update to the City’s Hazard
Mitigation Plan (Plan) with the assistance of a Federal Emergency
Management Agency (FEMA) grant, which was adopted by the City
Council and approved by FEMA July 19, 2022. The Plan Update
includes an all-hazards summary of potential risks to the City from
earthquakes, fires, floods, severe storms, and other natural
disasters. In 2025, City staff submitted a grant request to
FEMA/CalOES to fund the development of the next five-year update,
with an expected completion date of 2027-2028. The Plan, in
concert with the City’s Emergency Operations Plan (EOP), can
eventually be used to support resilient planning, mitigation,
reconstruction strategies, and response efforts to climate conditions
and incidents impacting the community. The Plan review process
included a public comment period, including initial submission and
review by FEMA. Very High Severity Fire Zones have been mapped
throughout the City hillside areas requiring new construction to be
fire-resistant at exterior surfaces exposed to wildland areas.
Public Works
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
Also applies to Public Safety Chapter goals PS-G-3 and PS-G-8 and
policies PS-P-7, PS-P-38, PS-P-39, and PS-P-44
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Page 32 of 50
Policies
PS-P-7 Public Safety
Work with the Federal Emergency Management Agency (FEMA) as
needed to ensure that the City’s floodplain information is up to date
with the latest available hydrologic and hydraulic engineering data.
See Public Safety Chapter goal PS-G-2 Public Works
PS-P-8 Public Safety
Continue to implement flood control programs, such as the City’s
Grading and Floodplain Ordinances, that reduce flood hazards to
comply with State flood risk management requirements.
The City routinely implements flood control programs that reduce
hazards to comply with State requirements. Public Works
PS-P-9 Public Safety
Consider the impacts to health and safety from potential flooding
on future development in flood-prone areas, including those
identified as being within the 100- or 500-year floodplains. Require
installation of protective structures or other design measures to
protect proposed building and development sites from the effects
of flooding in these areas.
Figure 7-4 (Page 7-12 of the Public Safety Element) shows
flood zones in and around the Planning Area based on
FEMA’s 2016 flood hazard data.
The City considers the impacts of potential flooding on future
development in flood-prone areas and requires mitigation measures,
as appropriate.
Public Works
PS-P-12 Public Safety
As part of the Capital Improvement Program, consider and
incorporate flood control improvements identified in the drainage
master plan that specifies funding and timing of prioritized
improvements. Coordinate the City’s Capital Improvement Program
with planned County improvements.
See Land Use & Economic Development Chapter Policy LU-P-5 for
information about the flood control and drainage improvement
projects constructed in 2025.
Public Works
PS-P-13 Public Safety
As resources become available, reduce the flooding impact of a
storm event by enhancing the city’s green infrastructure system to
complement the gray infrastructure system where feasible.
See Community Character & Placemaking Chapter Goal CC-G-5 for
information about the green street component included in the scope
of the Diamond Bar Boulevard Complete Streets Project.
Public Works
FIRE HAZARDS
Goals
PS-G-3 Public Safety
Partner with the Los Angeles County Fire Department and affiliated
agencies to implement hazard mitigation plans and community
education efforts aimed at preventing the potential for loss of life,
physical injury, property damage, public health hazards, and
nuisances from wildland and urban fires.
See Public Safety Chapter goal PS-G-2 City Manager’s Office
Policies – General
PS-P-14 Public Safety
Educate the public about fire hazards and fire prevention. Work
with the County of Los Angeles Fire Department and CAL FIRE to
disseminate information on fire weather watches and fire risks and
encourage all Diamond Bar residents to engage in risk reduction
and fire preparedness activities.
The City continues to expand upon public education and outreach
efforts to educate residents with a comprehensive approach to fire
and weather-related hazards, through a variety of platforms such as
City’s website, monthly DBConnection newsletter, public
presentations, emergency alert system, and informational videos.
The information, in collaboration with City and Public Safety partners
with Los Angeles County Sheriff and Fire Departments, is aimed at
City Manager’s Office
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The Los Angeles County Fire Department maintains
information on family fire preparedness plans and risk
reduction measures such as vegetation management.
improving public safety preparedness efforts, increase resident
awareness, and ensure compliance with State and County Public
Health Orders. The Los Angeles County Fire Department also has
an active fire brush clearance program that incorporates inspections
from local fire stations in areas of know fire danger to ensure that
residents are aware of mitigation measures they can implement on
their property.
The City, in collaboration with Los Angeles County Office of
Emergency Management (OEM), County of Los Angeles Fire
Department, and Los Angeles County Sheriff’s Department, finalized
and implemented the Genasys Project in 2024 – where the City of
Diamond Bar and cities throughout the County have pre-designated
fire evacuation zones that can be used to communicate to residents
in the event of a fire emergency requiring evacuation. The system
is complete and the zone information has been used for testing and
preparedness efforts during summer 2025 SCE Public Safety Power
Shutoff (PSPS) activations.
Also applies to Public Safety Chapter goal PS-G-9 and policies PS-
P-18 and PS-P-42
See Land Use & Economic Development Chapter Policy LU-P-5 for
the update on the Rule 20A Utility Undergrounding Project.
PS-P-15 Public Safety
Ensure adherence to applicable Fire and Building Codes, including
standards for minimum road widths, access and clearance for
emergency vehicles, and the identification of all roads, streets, and
major public buildings in a manner that is clearly visible to fire
protection and other emergency vehicles.
Prior to building permit issuance, all residential projects located in
the High Fire Hazard Severity Zone are required to submit landscape
plans designed to comply with the requirements of the Los Angeles
County Fire Department’s Fuel Modification Plan Guidelines in terms
of plant selection, placement and maintenance. The final landscape
and fuel modification plans are submitted to the Los Angeles Fire
Department for review and approval.
Community
Development
PS-P-16 Public Safety
For privately-owned property within areas designated for
development that are subject to high wildfire risk, condition approval
of development upon the implementation of measures to reduce
risks associated with that development, including, but not limited to,
fuel modification plans and Fire Code requirements in effect at the
time of project approval.
Prior to building permit issuance, all residential projects located in
the High Fire Hazard Severity Zone are required to submit landscape
plans designed to comply with the requirements of the Los Angeles
County Fire Department’s Fuel Modification Plan Guidelines in terms
of plant selection, placement and maintenance. The final landscape
and fuel modification plans are submitted to the Los Angeles Fire
Department for review and approval.
Community
Development
PS-P-18 Public Safety
Work cooperatively with the County of Los Angeles Fire
Department, CAL FIRE, and fire protection agencies of neighboring
jurisdictions to address regional wildfire threats.
See Public Safety Chapter policy PS-P-14 City Manager’s Office
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Policies – Fire Hazard Severity Zones & State Responsibility Areas
PS-P-19 Public Safety
Maintain and update the City’s High Fire Hazard Severity Zones
map consistent with changes in designation by CAL FIRE to ensure
that the County of Los Angeles Fire Department is protecting the
community from wildland-urban fires as future development takes
place.
See Public Safety Chapter Policy PS-P-14. City Manager’s Office
PS-P-20 Public Safety
Prior to permit approval, ensure that all new development located
in a Very High Fire Hazard Severity Zone or a State Responsibility
Area (SRA) is served by adequate infrastructure, including safe
access for emergency response vehicles, visible street signs, and
water supplies for fire suppression.
See Public Safety Chapter Policy PS-P-14. Community
Development
PS-P-21 Public Safety
Collaborate with the County of Los Angeles Fire Department to
ensure that properties in and adjacent to High or Very High Fire
Hazard Severity Zones as indicated in Figure 7-6 are adequately
protected from wildland fire hazards in a manner that minimizes the
destruction of natural vegetation and ecosystems through
inspection and enforcement. Update Figure 7-6 as new information
becomes available from CAL FIRE.
See Public Safety Chapter Policy PS-P-14. Community
Development
PS-P-22 Public Safety
Support the County of Los Angeles Fire Department’s Provision of
weed abatement and brush thinning and removal services in High
and Very High Fire Hazard Severity Areas in order to curb potential
fire hazards.
See Public Safety Chapter Policy PS-P-14. Community
Development
PS-P-23 Public Safety
Where development is proposed within High or Very High Fire
Hazard Severity Zones, ensure that the County of Los Angeles Fire
Department has the opportunity to review the proposal in terms of
its vulnerability to fire hazards and its potential as a source of fire,
including fuel modification plan review for new development or
additions that are equal or greater than 50 percent of the existing
square footage.
Prior to building permit issuance, all residential projects located in
the High Fire Hazard Severity Zone are required to submit landscape
plans designed to comply with the requirements of the Los Angeles
County Fire Department’s Fuel Modification Plan Guidelines in terms
of plant selection, placement and maintenance. The final landscape
and fuel modification plans are submitted to the Los Angeles Fire
Department for review and approval.
Community
Development
HAZARDOUS MATERIALS AND OPERATIONS
Policies
PS-P-25 Public Safety
On sites with known contamination of soil and groundwater, work
with State and local agencies to continue to identify and compel
cleanup of such sites to ensure that construction workers, future
occupants, the public, and the environment are adequately
protected from hazards associated with contamination.
The City may reference the State Water Resources Control
Board’s Geotracker database and the California Department
of Toxic Substances Control’s EnviroStor database to
identify potentially hazardous sites. Figure 7-8 (Page 7-26 of
City staff is continuing to monitor the progress of groundwater
remediation of the vacant lot at 23671 Golden Springs Drive. The
owner is currently working with the California Regional Water Quality
Control Board to test and cleanup releases from underground gas
storage tanks where the former Chevron gas station previously
occupied the site.
Community
Development
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the Public Safety Element) shows sites identified through
these databases in 2019.
SHERIFF, FIRE, AND EMERGENCY SERVICES
Goals
PS-G-5 Public Safety
Maintain safety services that are responsive to citizens’ needs to
ensure a safe and secure environment for people and property in
the community.
The City continues to fund and administer the Flock Safety
Automated License Plate Reader (ALPR) system as an investigative
tool to close out cases and prevent criminal activity. The City has
also invested $50,000 into additional burglary
prevention/suppression patrols, which in partnership with the Los
Angeles Sheriff’s Department is designed to focus on burglary
suppression activity to reduce property crimes in residential and
commercial areas in the City.
See Public Safety Chapter Goal PS-G-1
City Manager’s Office
PS-G-6 Public Safety
Support community-based policing partnerships to enhance public
awareness of crime prevention and strengthen the relationship
between the Los Angeles County Sheriff’s Department and
neighborhoods throughout the city.
The City continued to distribute information through its “Let’s Talk
Public Safety” program, primarily through law enforcement safety
blogs and videos. New to 2025, the City collaborated with the
County of Los Angeles Sheriff’s Department, Los Angeles County
Fire Department, and Inland Valley Humane Society to host a series
of “Meet Your Public Safety Services Providers” events. The four
informational meetings provided residents an opportunity to hear
from the City’s local public safety providers, including programs and
services such as Neighborhood Watch, Business Watch, fire
prevention and emergency preparedness, animal licensing efforts
and living with wildlife. Additionally, The “Coffee with a Cop”
meetings are held once a month at locations through the City, where
residents and businesses can talk with a member of the Sheriff’s
Department about crime and other law enforcement techniques.
Also applies to Public Safety Chapter Policy PS-P-30
City Manager’s Office
PS-G-7 Public Safety Provide effective emergency preparedness and response
programs. See Public Safety Chapter Policy PS-P-37 City Manager’s Office
Policies
PS-P-29 Public Safety
Coordinate with the Los Angeles County Sheriff’s Department for
review of applications for new development and for the
intensification of existing development, ensuring that review is
consistent with Crime Prevention Through Environmental Design
(CPTED) principles.
See Public Safety Chapter Goal PS-G-6 City Manager’s Office
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PS-P-30 Public Safety
Continue to promote the establishment of neighborhood watch and
business watch programs to encourage community participation in
the patrol of neighborhoods.
See Public Safety Chapter Goal PS-G-6 City Manager’s Office
PS-P-37 Public Safety
Maintain area-wide mutual aid agreements and communication
links with adjacent governmental authorities and other participating
jurisdictions.
The City continues to expand upon its emergency preparedness and
response capabilities through training, testing, and exercises. The
dedicated EOC provides the City with added flexibility to coordinate
and respond to emergencies, provide redundant communications to
public safety agencies, and enable added communications to
residents. City Hall also has a backup power generator to ensure
critical systems are operational in the event of a prolonged
emergency outage, with redundant communications capabilities
including the Sheriff’s Department and County Office of Emergency
Management (OEM). The City participated in the annual Great
California Shakeout in October 2025, and will continue efforts with
additional training and exercises in collaboration with LA County
OEM, local school districts, and adjoining municipalities.
Also applies to Public Safety Chapter Goal PS-G-7 and Policies PS-
P-40, PS-P-41, and PS-P-43
City Manager’s Office
EMERGENCY AND DISASTER MANAGEMENT
Goals
PS-G-8 Public Safety
Use the Local Hazard Mitigation Plan and Emergency Operations
Plan to address mitigation and response for local hazards, including
seismic hazards, flood hazards, fire hazards, hazardous materials
incidents, and hazardous sites, and to plan for the protection of
critical facilities (i.e., schools, hospitals), disaster and emergency
response preparedness and recovery, evacuation routes, peak load
water supply requirements, and minimum road width and clearance
around structures.
See Public Safety Chapter Goal PS-G-2 City Manager’s Office
PS-G-9 Public Safety
Conduct emergency and disaster management planning in a
collaborative manner with State and local agencies and neighboring
jurisdictions, while striving for self-sufficiency in City-level
emergency response.
See Public Safety Chapter Policy PS-P-14 City Manager’s Office
Policies
PS-P-38 Public Safety
Maintain, review, and update Diamond Bar’s Local Hazard
Mitigation Plan as needed to take into account new hazard
conditions in the Planning Area and new emergency management
techniques.
See Public Safety Chapter Goal PS-G-2 City Manager’s Office
PS-P-39 Public Safety Adopt, implement and update as necessary the Local Hazard
Mitigation Plan to develop strategies to address changing risks from See Public Safety Chapter Goal PS-G-2 City Manager’s Office
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flood, drought, fire, landslides, seismic activity, hazardous
materials, and other potential hazards, including strategies related
to monitoring, emergency preparedness, development policies,
conservation, vulnerable populations, and community resilience.
PS-P-40 Public Safety
Continue to coordinate the City’s emergency preparedness and
response plans and operations with the State Office of Emergency
Management, Los Angeles County, schools, and other neighboring
jurisdictions.
See Public Safety Chapter Policy PS-P-37 City Manager’s Office
PS-P-41 Public Safety
Maintain and expand as necessary community emergency
preparedness resources including personnel, equipment, material,
specialized medical and other training, and auxiliary
communications.
See Public Safety Chapter Policy PS-P-37 City Manager’s Office
PS-P-42 Public Safety
Continue to disseminate public information and alerts regarding the
nature and extent of possible natural and manmade hazards,
resources identifying measures residents and businesses can take
to prepare for and minimize damage resulting from these hazards,
citywide response plans, and evacuation routes.
The City issues regular emergency preparedness updates and
information on its website, public access television channels, social
media accounts, print newsletters, and e-subscription services/Civic
Ready notification service. Emergency preparedness topics are also
covered in the eight-meeting City Government Explained series,
four-meeting Let’s Talk Public Safety series, and in Council
presentations throughout the year.
Community Relations
Division
PS-P-43 Public Safety
Require all City staff to be adequately trained to respond to
emergency situations, and conduct regular emergency
preparedness drills with local organizations including the Los
Angeles County fire and Sheriff’s departments.
See Public Safety Chapter Policy PS-P-14 City Manager’s Office
PS-P-44 Public Safety
Leverage pre- and post-disaster assistance programs to support
resilient planning, mitigation, and reconstruction strategies that
consider future climate conditions, such as the California
Governor’s Office of Emergency Services’ Hazard Mitigation Grant
Program and California Disaster Assistance Act.
See Public Safety Chapter Policy PS-P-37 City Manager’s Office
NOISE
Policies
PS-P-49 Public Safety
Ensure that detailed site-specific noise analysis, including the
identification of noise mitigation measures, be prepared for all
development proposals located where project noise exposure
would be other than normally or conditionally acceptable as
specified in Table 7-1. With mitigation, development should meet
the allowable exterior and interior noise exposure standards
established in the Noise Control Ordinance.
During grading and construction activities, development projects are
required to properly muffle all construction equipment to reduce
noise levels.
Public Works and
Community
Development
PS-P-52 Public Safety Ensure that noise attenuation facilities are installed as feasible in all
noise-sensitive areas impacted by County, State, or federal
See Land Use & Economic Development Chapter Policy LU-P-14.
Public Works
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highways through coordination with Caltrans and the Federal
Highway Administration.
The SR57/60 Confluence Project will install sound walls wherever
applicable and necessary within the limits of the project.
7. Community Health & Sustainability
POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
COMMUNITY HEALTH & SUSTAINABILITY
The Goals and Policies in this Chapter identify strategies to facilitate healthy and active lifestyles, social connections and celebrating diversity, access to healthy food, and climate change resilience. Many of
these strategies could be incorporated into existing or future City programs and Development Code standards.
ACTIVE LIFESTYLE
Goals
CHS-G-3 Community Health &
Sustainability
Promote the use of public parks, recreational and other spaces for
healthy exercise and physical activity.
Dozens of enrichment classes and athletic opportunities are
provided throughout the year at local parks by the City, independent
contracts, or non-profit organizations.
Parks & Recreation
Policies
CHS-P-1 Community Health &
Sustainability
Strive to ensure that all areas of the community have an equal
distribution of public parks and public recreational facilities to
maximize access.
On January 21, 2025, the 10.23-acre property located at 22601
Sunset Crossing Road was transferred to the City at no cost by a
Transfer Agreement Facilities Use Agreement. This property
combined with the adjacent City-owned 2.78-acre site will create a
13-acre park site that has the potential to be developed into a
community park with amenities for residents of all ages, interests and
activity levels.
Parks & Recreation
SOCIAL CONNECTION
Goals
CHS-G-5 Community Health &
Sustainability
Enhance cultural and generational diversity and social connections
through opportunities for volunteerism and civic engagement, public
gathering places, public art, family-friendly activities, and events
that connect residents to one another, helping them to stay socially
active in the community.
The City provides annual City-wide special events and senior
programming that support teens looking to volunteer and seniors
interested in intergenerational opportunities.
Parks & Recreation
CHS-G-6 Community Health &
Sustainability
Provide safe and welcoming opportunities for meeting and
gathering that encourage face-to-face interactions between people.
The Diamond Bar Center and Heritage Park serve as “home” for six
unique senior clubs who meet regularly throughout the week for both
organized activity and leisurely gatherings.
Parks & Recreation
Policies
CHS-P-7 Community Health &
Sustainability
Continue to support and promote citywide events that integrate
families, schools, and the greater community.
Many City-wide special events include partnerships with both local
high schools and a middle school who are responsible for an active
role in the event.
Parks & Recreation
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POLICY # CHAPTER GOALS & POLICIES STATUS DEPARTMENT
CHS-P-9 Community Health &
Sustainability
Encourage and provide volunteer opportunities for residents to
engage and support a wide variety of events and activities.
The Parks & Recreation Department offers volunteer opportunities
for teens at events, seniors at the Diamond Bar Center, and adults
through the youth sports programs.
Parks & Recreation
CHS-P-13 Community Health &
Sustainability
Support the provisions of spaces, programs and facilities across the
community to provide opportunities for artistic and cultural
engagement and expression for all members of the Diamond Bar
community.
The City provides annual live Concerts in the Park at no charge.
These performances including a variety of genres and entertainment
for all ages.
Parks & Recreation
CHS-P-14 Community Health &
Sustainability
Encourage the development of “destinations”—such as the clusters
of commercial uses that draw residents from the entire community
into the Neighborhood Mixed Use, the Transit-Oriented Mixed Use,
and the Town Center focus areas.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
CHS-P-15 Community Health &
Sustainability
Encourage the establishment of gathering areas in new
neighborhoods. See Land Use Chapter Goal LU-G-4 and Policy CC-P-21. Community
Development
HEALTHCARE & HUMAN SERVICES
HEALTHY FOOD
Policies
CHS-P-21 Community Health &
Sustainability
Promote healthy food and beverages at City-sponsored events,
programs, and recreation activities. Ensure that safe, clean drinking
water is available for the public at all City-owned buildings where
public programs occur.
Clean drinking water is available at all City facilities and a variety of
food trucks typically provide an array of food and beverage options
at City-sponsored special events. Staff is also provided with clean
drinking water at events. Water bottle filling stations are available at
the Diamond Bar Center and also included at parks when replacing
the previous drinking fountain.
Parks & Recreation
CHS-P-24 Community Health &
Sustainability
Explore opportunities as they arise to incorporate community
gardens into City parks and open space areas, and encourage the
Diamond Bar Community Garden and other organizations to
facilitate the development, administration, and operation of
additional community gardens in the City.
Compost and mulch is available year-round at Sycamore Canyon
Park to support community members in maintaining their home
gardens. This resource is part of the City’s commitment to promoting
sustainable gardening practices.
To further educate residents, the City offers workshops at
community events focused on composting techniques and organic
gardening methods. Additionally, the monthly EnviroLink newsletter
provides valuable information and resources on these topics, helping
residents learn how to effectively use compost and mulch while
reducing organic waste. These efforts aim to empower the
community with the knowledge and tools needed for sustainable
gardening.
City Manager’s Office
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PUBLIC HEALTH AND ENVIRONMENTAL JUSTICE
Policies
CHS-P-30 Community Health &
Sustainability
Support a better informed and civically engaged community by
making information available both in print and electronic format,
and, to the extent possible, provide this information in the
languages predominantly spoken in the community.
The City's efforts to keep community members informed and
engaged include using various communication channels to give
residents the choice of how they receive information and participate
in the decision-making process. These channels include a monthly
printed newsletter mailed to all Diamond Bar addresses, a weekly
electronic newsletter, Weekly Highlights, sent via email or text to
subscribers, a mobile app, two-way engagement on Facebook, and
regular postings on Instagram and YouTube. In 2025, the City
expanded its improvement in communication by making the City's
government access channel, Diamond Bar TV, (DBTV) available for
free streaming on Roku and the Cablecast app. Previously only
available on Spectrum Cable Channel 3 or Frontier FiOS television
Channel 47, DBTV is one of the many ways the City shares
information about City programs, projects and services with the
community. Programming on DBTV include City Council meeting
replays, local business spotlights, public safety videos, and the DB
Minute video shorts series that covers various City services and
programs.
Community Relations
Division
CLIMATE CHANGE AND GREENHOUSE GASES
Goals
CHS-G-13 Community Health &
Sustainability Promote energy efficiency and conservation in the community.
The City has partnered with the San Gabriel Valley Council of
Governments (SGVCOG) to increase public awareness of energy
conservation programs and best practices from Southern California
Edison and the Gas Company. Information is distributed through the
City’s EnviroLink newsletter, as well as direct communication from
partner agencies and utility providers.
City Manager’s Office
CHS-G-14 Community Health &
Sustainability
Encourage waste reduction and diversion practices to meet State
targets and reduce GHG emissions.
The City complies with all State laws governing waste management
and recycling. The City continues to maintain its economic incentive
programs, in partnership with its waste haulers, as described in prior
years, to reduce waste and increase diversion under the new waste
hauler contracts that began in September 2025.
During the transition to the new contracts, the City and its waste
haulers implemented an education and outreach campaign to re-
educate residents on proper sorting practices to increase diversion
and reduce contamination. Outreach efforts included print and
electronic materials, in-person and virtual workshops, and ongoing
contamination monitoring.
City Manager’s Office
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The City also continues to provide waste reduction tips through its
monthly electronic environmental newsletter. In addition to its
ongoing student education programs with Discovery Cube that focus
on recycling and waste reduction, the City partnered with Algalita
Marine Research to offer an additional educational experience for
youth, focused on plastic pollution and prevention strategies.
Policies – Energy Efficiency & Conservation
CHS-P-39 Community Health &
Sustainability
Support Southern California Edison (SCE) and Southern California
Gas Company's (SoCalGas) efforts to increase public awareness
of energy conservation technology and best practices.
The City has partnered with the San Gabriel Valley Council of
Governments (SGVCOG) to increase public awareness of energy
conservation technologies and best practices from Southern
California Edison and the Gas Company. Information is distributed
through the City’s Envirolink newsletter, as well as direct
communication from partner agencies and utility providers.
City Manager’s Office
CHS-P-44 Community Health &
Sustainability
Promote energy conservation and retrofitting of existing buildings
through the implementation of the Green Building Codes.
The Building & Safety Division implements CALGreen by requiring
all construction projects to meet State requirements. This is done
through requiring all waste hauling by the City’s franchise hauler or
to a recycling facility, requiring low emitting vehicle parking for new
commercial projects, limiting VOCs, inspecting erosion control, and
requiring low water usage in plumbing.
Community
Development
Policies – Waste Reduction & Recycling
CHS-P-46 Community Health &
Sustainability
In order to achieve compliance with the source reduction goals set
forth under Assembly Bill (AB) 939 amendments thereto,
incorporate solid waste diversion goal performance standards into
the contracts with the City’s franchise waste haulers, and enforce
the City’s Construction and Demolition Waste Ordinance.
The City Manager’s Department has been actively working on new
solid waste franchise agreements, launched in 2025. To meet the
source reduction goals of Assembly Bill (AB) 939 and its
amendments, the City is incorporating solid waste diversion
performance standards into the contracts by standardizing monthly
and annual reporting with franchise waste haulers. This initiative
supports the City’s commitment to compliance and sustainability.
The City is also strengthening its Construction and Demolition Waste
Ordinance by updating applications and improving intake and
processing procedures, further emphasizing responsible waste
management practices.
City Manager’s Office
CHS-P-47 Community Health &
Sustainability
Reduce the disposal of household hazardous wastes in landfills
through continued cooperation with waste pick-up service
providers, the County Sanitation Districts, and the Los Angeles
County Department of Public Works in the provision of curbside
pick-up and annual household waste round up events.
The City is actively working to reduce household hazardous waste
(HHW) disposal in landfills by collaborating with waste service
providers, the County Sanitation Districts, and the Los Angeles
County Department of Public Works. These efforts include
organizing, supporting, and promoting annual HHW round-up
events. The City enhances these initiatives with the Door-to-Door
curbside collection program through waste hauler and provides
information about local drop-off locations for common HHW as
alternatives to curbside pickup or the annual County collection event
in Diamond Bar. The City promotes nearby County HHW events
City Manager’s Office
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hosted in other cities. The City held two e-waste collection events,
one in April and another in August, and plans to expand to three e-
waste events next year to further reduce environmental impacts. The
City continues to monitor and support the collection of batteries and
light bulbs at the local Ace Hardware.
CHS-P-48 Community Health &
Sustainability
Continue to promote the safe disposal of household hazardous
waste through public education and incentives.
The City is dedicated to promoting the safe disposal of household
hazardous waste (HHW) through education and incentives. We
focus on raising awareness about proper disposal methods,
including the local Ace Hardware takeback program, and
encouraging responsible waste management.
The City supports several collection programs and events, including
the At Your Door curbside collection program, the annual County
HHW collection event in Diamond Bar (held in March), and nearby
County-hosted events in other cities. A local HHW recycling and
disposal guide has been created and is distributed at events,
community centers, and collection partners like Ace Hardware,
AutoZone, and Sherwin-Williams. The guide is also included in the
2025 City Calendar mailed to all residents.
City Manager’s Office
CHS-P-49 Community Health &
Sustainability
Continue to educate residential, commercial, and industrial
generators about source reduction and recycling programs and
encourage their participation in these programs through
promotional campaigns and incentives.
The City is committed to promoting source reduction and recycling
through targeted education for residential, commercial, and
industrial sectors. Educational efforts include outreach campaigns
delivered through waste hauler billing inserts, City newsletters,
social media, the City’s website, community events, and workshops.
Waste haulers also provide in-person and virtual workshops focused
on proper sorting practices and contamination minimization.
To encourage participation, the City offers free incentives such as
food waste kitchen pails, compost bins, and used oil collection kits.
In addition, the City has extended its contract with its waste and
recycling education provider, Discovery Cube, and launched a new
environmental education partnership with Algalita Marine Research,
focusing on plastic waste, pollution, and prevention strategies.
City Manager’s Office
CHS-P-50 Community Health &
Sustainability
Encourage generators of edible food to have contracts or
agreements with food rescue organizations to minimize edible food
from being disposed of or destroyed.
In our ongoing efforts to minimize edible food waste, the City
contracted consultants are actively encouraging generators of edible
food to establish contracts or agreements with food rescue
organizations. This initiative aims to divert edible food from being
needlessly disposed of or destroyed. The City is facilitating the
establishment of partnerships between generators and food rescue
organizations, fostering a collaborative approach to addressing food
waste challenges.
City Manager’s Office
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CHS-P-51 Community Health &
Sustainability
Encourage residents and businesses to compost leaves, grass
clippings, food waste, and other organic materials by promoting
existing food waste pickup services, residential waste hauler rate
composting discounts, and residential backyard composting.
The City actively encouraged and re-educated residents and
businesses on composting, proper sorting, and contamination
reduction through a Citywide education campaign in preparation for
the waste hauler transition scheduled for September 2025.
Information on hauler economic incentive programs, sorting guides,
and additional disposal options was mailed to every resident and
business in the City, providing comprehensive details on available
waste-related programs.
To further expand outreach, waste haulers hosted a series of in-
person and virtual workshops to reinforce proper sorting practices
and program awareness. The City also continues to incorporate
composting and food waste reduction information into its monthly
electronic environmental newsletters and community events.
City Manager’s Office
CHS-P-52 Community Health &
Sustainability
Collaborate with the City’s contract waste haulers to educate and
encourage residents and businesses about waste reduction
strategies.
The City works closely with its franchised waste haulers to educate
and motivate residents and businesses to adopt effective waste
reduction strategies. As part of the hauler transition, businesses are
now required to source-separate recyclables from trash. To support
this effort, WM mailed sorting guides and additional program
information to each business. During the rollout of the program,
businesses received additional education focused on proper
recycling practices and contamination reduction and one-on-one
support in implementing these practices.
Through continued collaboration, the City ensures that residents and
businesses receive consistent waste reduction information through
newsletters from both the haulers and the City, as well as through
site visits, phone calls, and emails. The City remains committed to
strengthening these partnerships and fostering a culture of
responsible waste management throughout the community.
City Manager’s Office
CHS-P-53 Community Health &
Sustainability
Support and cooperate with County and State regulatory agency
efforts to require commercial and industrial generators to develop
and implement a source reduction and recycling plan tailored to
their individual waste streams.
The City supports and cooperates with County and State regulatory
agencies to implement measures that require commercial and
industrial generators to develop and execute source reduction and
recycling plans tailored to their unique waste streams. Our
collaborative efforts aim to ensure compliance with regulations,
where applicable, while promoting sustainable waste management
practices among businesses.
City Manager’s Office
Policies – Climate Change Resiliency
CHS-P-57 Community Health &
Sustainability
Encourage water conservation, drought-tolerant landscaping and
the use of greywater and reclaimed and recycled water, where
appropriate, with a view to reducing water use.
During project review, the Planning Division ensures that the plant
palette is diverse, Southern California native and drought-tolerant
vegetation is utilized, and that the planting and irrigation plans
comply with the City’s Water Efficient Landscaping Ordinance. Also,
Community
Development
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reclaimed water is required for nonresidential irrigation systems
where available.
See Resource Conservation Chapter Goal RC-G-6.
CHS-P-59 Community Health &
Sustainability
As resources become available, increase the efficiency of water
usage in public places, such as irrigation in public parks, and utilize
drought-tolerant landscaping in City parks and streetscapes.
See Community Conservation Chapter Policy CC-P-5. Public Works
8. Housing – 2021-2029 (6th Cycle) Housing Element Program Evaluation
PROGRAM # OBJECTIVES STATUS
HOUSING
The Housing Element, which has been certified by the California Department of Housing and Community Development (HCD) on October 5, 2022, identifies and makes provisions for existing and future housing needs.
While most of these enabling policies require the participation of the private sector, the City also actively participates in implementation by budgeting a portion of its annual Community Development Block Grant (CDBG)
allocation and state Permanent Local Housing Allocation (PLHA) funds to administer the City’s Home Improvement Program (HIP). The HIP provides zero-interest deferred loans of up to $30,000 to eligible low-income
households to perform essential home repairs and improvements. Low-income households are also eligible to participate in the Los Angeles County Community Development Commission’s CDBG-funded Home
Ownership Program (HOP) for first-time homebuyer assistance.
The City will file the Housing Element Annual Progress (APR) with HCD and Office of Planning and Research (OPR) by April 1, 2026, which outlines progress on the implementation of the adopted 2021-2029 (6th Cycle)
Housing Element. The table below summarizes the 2021-2029 Housing Element housing programs offered through the Community Development Department along with program objectives, accomplishments, and
implementation status.
1. Residential Neighborhood Improvement
Program
Continue to implement the code enforcement program, and direct eligible
households to available rehabilitation assistance to correct code violations.
Provide focused code enforcement and rehabilitation assistance for 5 to 6
households during the planning period in neighborhoods evidencing
concentrations of deteriorating units.
The City continues to operate the code enforcement program. This program is
successful and is being continued. Code enforcement cases have increased in
number and complexity due to factors including aging housing stock and the
declining financial resources of longtime residents. The code enforcement
officers and building inspectors are typically the first public officials to learn
which homeowners lack the financial resources to correct property maintenance
violations, and in the process, become aware of other deferred maintenance
issues. The officers carry copies of the City’s Home Improvement Program (HIP)
brochures and inform homeowners potentially in need of assistance that the City
offers no-interest, deferred loans for essential home repairs.
2. Home Improvement Program
Improve neighborhoods evidencing deferred maintenance through property
maintenance and rehab. Provide minor repair and rehabilitation to 4 units
annually.
The City allocates at least $100,000 of its annual CDBG award to the Home
Improvement Program. The HIP provides zero-interest loans of up to $30,000
to low- and very-low-income homeowners, which do not need to be repaid
unless the home is sold or refinanced. There is a waiting list of pre-screened
applicants, and HIP loans are processed in the order received.
The HIP Program Policies are highlighted below:
• The maximum loan amount for single-family detached homes increased from
$20,000 to $30,000.
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PROGRAM # OBJECTIVES STATUS
• Owner-occupants of condominiums that meet the household income
requirements are now eligible for HIP loans for up to $20,000, provided that
PLHA funds are available. The maximum loan amount is lower than the cap
for single-family detached homes because costlier improvements, such as
roof maintenance and exterior repairs, are the responsibility of the
condominium HOAs, not the individual homeowners.
• PLHA funds may be used to issue loans to households (both single-family
detached and condominium) earning up to 150% of the Area Median Income
(AMI) for L.A. County. CDBG funds continue to be restricted to owner-
occupied households of single-family detached housing earning no more
than 80% of AMI.
• A minimum loan amount of $10,000 is now required. Previously, no
minimum was specified. Establishing a minimum loan amount encourages
homeowners to address more improvements at once, and provides
economies of scale with respect to the administrative costs associated with
processing loans.
The HIP is successful in improving housing conditions and is being continued at
available funding levels.
3. Section 8 Rental Assistance Program Continue to direct eligible households to the County Section 8 program.
This program is beneficial in reducing problems such as overpayment and
overcrowding. City continues to coordinate with the County on the Section 8
program. Handouts are available at the public counter and contact information
is regularly provided to requestors. The program is being continued.
4. Preservation of Assisted Housing Preserve 100 percent of the 149 low- and moderate-income units in The
Seasons Apartments.
Diamond Bar contains only one assisted housing project, the 149-unit Seasons
Apartments (formerly Heritage Park) for senior citizens. This project was
constructed in 1988 and was originally financed under the Los Angeles County
Multi-Family Mortgage Revenue Bond program. The project was refinanced in
November 1999 under the California Community Development Authority's Multi-
Family Housing Re-funding Bond, and was transferred to the Corporate Fund
for Housing, a non-profit organization. According to the terms of the new bond
agreement, income restrictions for residents and corresponding rent limits were
set. For the duration of the bond, which expires December 2, 2034, all units will
be affordable: 30 units (20%) will be very-low-income, 82 units (55%) will be low-
income, and 37 units will be moderate-income (defined as 100% AMI). All units
will be preserved.
5. Mobile Home Park Preservation Continue to support preservation of the City's two mobile home parks as
important affordable housing resources.
Zoning for mobile home parks is successful in preserving this affordable housing
option and is being continued. No proposals to close the parks were submitted.
The City will continue to support preservation of its two mobile home parks as
important affordable housing resources.
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PROGRAM # OBJECTIVES STATUS
6. First-time Homebuyer Assistance
Programs
Advertise County's Home Ownership Program (HOP) and Mortgage Credit
Certificate (MCC) and provide information to interested homebuyers. In addition,
the City will work with realtors to make them aware of these programs.
The City advertised these programs on the City website and will provide
information to interested homebuyers annually via City newsletters and through
social media. In addition, the City will work with realtors to make them aware of
these programs.
7. Senior and Workforce Housing
Development
Identify and evaluate sites suitable for new senior and workforce housing. The
City will post information on the City website during the first year of the planning
period regarding the City's interest in assisting in the development of senior and
workforce housing, provide information on available regulatory and financial
incentives, and assist developers in applying for funds. The City will also contact
local colleges and universities annually to identify potential partnership
opportunities for affordable housing.
This program is intended to encourage affordable housing development and is
being continued. The City is a member of the San Gabriel Valley Regional
Housing Trust (SGVRHT), which is a joint powers authority. SGVRHT’s focus is
primarily on providing funding assistance in the planning and construction of
new homeless and affordable housing. The Trust provides funding and loans to
help bridge funding gaps for affordable housing projects. Land Use Policies 10
and 28, which were adopted in the 2019 General Plan Update, also encourage
the production of senior and workforce housing.
8. Land Use Element and Zoning
Maintain adequate sites for housing development at all income levels in
conformance with the RHNA and ensure compliance with No Net Loss
requirements. Process Development Code amendments to provide adequate
sites to accommodate the RHNA. Update all regulations and fees on the City
website annually throughout the planning period. Notify water and sewer
providers immediately upon adoption of the Housing Element.
The City has maintained adequate sites for housing development at all income
levels and ensure compliance with No Net Loss requirements. In May 2022, the
City entered into a Consultant Services Agreement with Torti Gallas + Partners
to prepare the Town Center Specific Plan (TCSP) in the Town Center Mixed-
Use focus area, which is one of the sites to accommodate the RHNA. Continual
progress has been made on the Specific Plan during the planning period. The
45-day public review period for the Supplemental SIR was August 25 through
October 10, 2025. On February 10, 2026, the Planning Commission
recommended approval to the City Council, and is tentatively scheduled for the
March 3, 2026 City Council hearing.
On February 4, 2025, the City rezoned the General Plan’s three Mixed-Use
designations (Town Center Mixed-Use, Neighborhood Mixed-Use and Transit-
Oriented Mixed-Use focus areas) to allow residential development at a minimum
density of 20 dwelling units per acre and a maximum density of at least 30
dwelling units per acre.
On November 15, 2022, the City notified the water and sewer providers
immediately upon adoption of the Housing Element.
9. Mixed Use Development
Prepare handout and marketing materials encouraging mixed-use development
where appropriate and make it available to interested developers throughout the
planning period.
In December 2019, the City adopted the Comprehensive General Plan Update
that created community visions and blueprint for growth and development in the
City through 2040. One of the key features of the new General Plan was the
establishment of three new Focus Areas where substantial land use changes
are planned as part of a strategy to provide walkable mixed-use activity centers.
Goals and policies to promote mixed use developments are as follows: Land
Use Goals 12, 14, 15, 16, 18, 19, 22, 24, 26, Land Use Policies 15, 16, 21, 23,
27, 28, 29, 35, 45; Community Character and Placemaking Goals 7, 8, 14, 17;
and Circulation Goal 4.
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PROGRAM # OBJECTIVES STATUS
In May 2022, the City entered into a Consultant Services Agreement with Torti
Gallas + Partners to prepare the Town Center Specific Plan in the Town Center
Mixed-Use focus area. The TCSP will provide the regulatory and urban design
framework to establish a downtown, or “Town Center” in Diamond Bar as a
walkable place with entertainment, retail, restaurants, community gathering
spaces, and urban housing opportunities. This program is an important
component of the City’s overall strategy to revitalize older areas and expand
housing production. The 45-day public review period for the Supplemental SIR
was August 25 through October 10, 2025. On February 10, 2026, the Planning
Commission recommended approval to the City Council, and is tentatively
scheduled for the March 3, 2026 City Council hearing.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21.
10. Accessory Dwelling Units Continue to encourage construction of ADUs through an informational handout
available at City Hall and on the City website throughout the planning period.
In 2017, the City approved an amendment to the municipal code pertaining to
accessory dwelling units to satisfy all of the requirements of Government Code
§§65852.150-65852.2. Per AB 68 (Ting), AB 587 (Friedman), AB 671
(Friedman), AB 881 (Bloom), SB 13 (Wieckowski) that went into effect
January 1, 2020. In 2021 the City adopted a subsequent amendment to ADU
regulations in accordance with the new State laws. On July 16, 2024, the City
adopted another Development Code Amendment for consistency with the most
recent passages of AB 2221 (Quirk-Silva) and SB 897 (Wieckowski). The
updated ADU Ordinances have been effective in supporting the production of
ADUs and provides affordable rents to low- and moderate-income households.
An ADU handout has been created which is being distributed at the public
counter. The City continues to encourage accessory dwelling units and this
program is being continued.
51 building permits for ADUs totaling 38,407 square feet were issued.
The City is in the early testing phase of its Pre-Approved Accessory Dwelling
Unit (ADU) Program, known as DBADU, which supports the City’s General Plan
housing goals by streamlining ADU development and expanding housing
opportunities. The program is implemented pursuant to State ADU law, including
Government Code Sections 65852.2 and 65852.22, which require ministerial
approval of ADUs that comply with objective standards and encourage
jurisdictions to reduce regulatory barriers to ADU construction. The DBADU
program allows qualified design professionals to submit ADU plans for City
review and pre-approval, with the intent of creating a catalog of code-compliant
designs that homeowners may use to reduce permitting time and uncertainty.
To support implementation, City staff has developed a dedicated program
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PROGRAM # OBJECTIVES STATUS
website and application materials, and the City is currently piloting the program
with a selected firm to test workflows and review procedures before opening
participation to additional professionals and releasing pre-approved plans for
broader public use. The DBADU is set to be open to the public in early 2026.
11. Housing for Persons with Special Needs
Continue to facilitate emergency shelters and transitional/ supportive housing
and continue participating with LAHSA and SGVCOG on efforts to address
homelessness throughout the planning period. Process an amendment to the
Development Code to allow supportive housing, low barrier navigation centers
and large residential care facilities consistent with State law.
On July 16, 2024, the City adopted a Development Code Amendment to allow
supportive housing and low barrier navigation centers consistent with State law
and to replace or modify the CUP requirement to provide greater objectivity and
development certainty for residential care facilities serving seven or more
persons in all residential zones.
12. Affordable Housing Incentives/ Density
Bonus
Amend the Development Code in 2021 consistent with current Density Bonus
Law and continue to encourage the production of affordable housing through
the use of density bonus and other incentives.
This program is being continued in compliance with recent changes to State
density bonus law. City staff discusses opportunities for affordable housing and
density bonuses with developers for housing projects. As mentioned above, an
inclusionary housing requirement is also being considered for the TCSP, in
addition to other incentives to increase density. The density bonus program is
among several tools the City utilizes to facilitate affordable housing. On July 16,
2024, the City adopted a Development Code Amendment to be in conformance
with current Density Bonus Law.
The City is also a member of the San Gabriel Valley Regional Housing Trust
(SGVRHT), which is a joint powers authority. SGVRHT’s focus is primarily on
providing fundings assistance in the planning and construction of new homeless
and affordable housing. The Trust provides funding and loans to help bridge
funding gaps for affordable housing projects.
13. Efficient Project Processing Continue to offer streamlined development processing, and periodically review
departmental processing procedures to ensure efficient project processing.
The City continues to offer efficient permit processing. As a small city, staff is
able to work closely with applicants through the review and approval process,
thereby helping to expedite the entitlement process to issuance of building and
zoning permits. In addition, the City has several procedures in place to minimize
project review times, which include concurrent processing, pre-application
reviews, and recently adopted General Plan EIR, which allows for individual
projects that fall within the scope of the EIR to utilize this as environmental
clearance under CEQA.
Practices to streamline the issuances for residential projects such as room
additions and ADUs have been implemented to eliminate the need to submit a
separate application for Planning prior to applying for building permits. The
pandemic accelerated implementation of online permit services, and by June
2020, applicants were able to submit applications, plans and payments entirely
online. In 2023, the City embarked on the implementation of a new permitting
software (Enterprise Land Management system), which will eventually
streamline City processes and project processing and expected to go live by
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PROGRAM # OBJECTIVES STATUS
July 2026. This program will be further enhanced through revisions to the
Development Code.
14. Affirmatively Furthering Fair Housing
Explore and pursue alternative land use strategies and make necessary
amendments to zoning and other land use documents to facilitate a variety of
housing choices, including but not limited to higher density opportunities on
religious, institutional and quasi-institutional lands, missing middle zoning in
addition to SB9 such as SB10, adaptive reuse, more than one JADU per
structure, acquiring and adding affordability to existing structures and upzoning
with the goal of 50 housing opportunities in the planning period.
On December 21, 2021, the City adopted an urgency ordinance to expand the
housing supply in single-family zones by allowing for lot splits and duplexes
under the parameters of SB 9. The permanent ordinance is anticipated for
Planning Commission hearing in the Fall of 2026.
The City continues to distribute fair housing information at the public counter
through brochures, and refers fair housing related complaints to the Housing
Rights Center.
15. Reasonable Accommodation for
Persons with Disabilities
Continue to implement reasonable accommodation procedures for persons with
disabilities in compliance with SB 520.
The City supports the provision of housing for disabled persons through zoning
opportunities for transitional housing, reasonable accommodation procedures,
and programs to facilitate affordable housing. In 2010, the City adopted an
ordinance to facilitate reasonable accommodations. This program is an
important component of the City’s overall efforts to address the special housing
needs of persons with disabilities and is being continued and revised to include
additional amendments to City regulations to incorporate recent changes to
State law.
The City is currently processing a Development Code Amendment to ensure
that reasonable housing accommodation procedures do not inadvertently act as
a constraint on persons with disabilities. The Code Amendment is anticipated
for Planning Commission hearing in the Fall of 2026.
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Climate Action Plan
CAP POLICIES AND ACTIONS IMPLEMENTATION GENERAL PLAN GOALS & POLICIES
CLIMATE ACTION PLAN (“CAP”)
A Climate Action Plan is a comprehensive inventory of specific activities a public agency should undertake to reduce greenhouse gas (“GHG”) emissions that originate within its jurisdiction. The City of Diamond Bar
adopted a Climate Action Plan concurrently with the General Plan Update to document how it will be able to reduce its GHG emissions in compliance with State mandates and goals to the year 2040, which is the horizon
year for the General Plan Update. The table below lists the General Plan Update goals and policies that have been implemented to reduce GHG emissions, quantifies emissions reductions, and explains how these
policies and actions will be implemented and organized according to the following categories: 1. Pedestrian Improvements and Increased Connectivity; 2. Bikeway System Improvements; 3. Traffic Calming; 4. Electric
Vehicle Infrastructure; 5. Parking Facilities and Policies; and 6. Transportation Improvements.
1. Pedestrian Improvements and
Increased Connectivity
The General Plan Update includes policies that create more walkable, livable neighborhoods by expanding the multi-
modal transportation system and creating a safe, pedestrian-oriented environment. Providing an improved pedestrian
network and increasing connectivity encourages people to walk more and results in people driving less, causing a
reduction in vehicle miles traveled (VMT).
LU-P-9: See status above.
LU-P-14: See status above.
CC-G-5: See status above.
CC-P-4: See status above.
CC-P-7: See status above.
CC-P-9: See status above.
CC-P-21: See status above.
2. Bikeway System Improvements
The General Plan Update provides strategies for maximizing multi-modal accessibility to and connectivity within mixed
use areas, including the Metrolink Station and new Town Center. With the total bicycle improvements listed in the General
Plan Update, there would be approximately 2.4 miles of bike lanes per square mile. Diamond Bar currently has
approximately 2,840 people per square miles. This corresponds to a 0.06 percent reduction in VMT emissions.
LU-P-14: See status above.
CC-G-5: See status above.
CC-P-7: See status above.
CR-G-2: See status above.
CR-P-30: See status above.
CR-P-43: See status above
3. Traffic Calming
A 0.25 percent reduction in VMT was assumed to occur from the traffic calming improvements to make streets safer and
more comfortable for pedestrian travel. Traffic calming devices include roundabouts, corner bulb-outs, speed cushions,
surface textures, raised pavement, road narrowing, and other devices that encourage people to drive more slowly or to
walk or bike instead of using a vehicle, especially for short trips in and around residential neighborhoods.
CR-P-4: See status above.
CR-P-21: See status above.
CR-P-22: See status above.
CR-P-23: See status above.
4. Electric Vehicle Infrastructure
A 0.05 percent reduction in VMT was assumed to occur from installation of electric vehicle infrastructure, which will
encourage Diamond Bar residents, businesses, and the City vehicle fleet to switch to clean fuel and electric vehicles in
order to reduce energy use and cost and transportation related GHG emissions.
RC-P-28: See status above.
5. Parking Facilities and Policies
Parking policies reflect both the necessity of providing for adequate and appropriately located vehicle and bicycle parking
in existing and new development, and priorities related to safety, urban design, and transportation management. Reduced
parking standards and other policies reducing parking availability have an estimated 5 to 12.5 percent VMT reduction.
Conservatively assuming the effect of General Plan parking reduction strategies would result in the lower end of VMT
reduction, the cumulative reduction from implementations would result in a 5 percent VMT reduction.
N/A
6. Transportation Improvements
Transit service can provide an alternative to automobile travel and is a critical mode of transportation for those who cannot
drive or do not have access to a vehicle. The General Plan policies support Metrolink ridership by improving bus, bicycle,
and pedestrian connections to the station and by introducing Transit-Oriented Mixed-Use development around the station.
Conservatively assuming the combined effect of these strategies, summing the low end of the VMT reduction ranges
gives a 0.62 percent reduction in VMT emissions.
CR-G-13: See status above.
CR-P-48: See status above.
Page 284 of 618
Agenda Item #: 8.7
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Housing Element Annual Progress Report for 2025.
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
Approve the report for filing with the State Department of Housing and Community Development (HCD) and
the Governor's Office of Planning and Research (OPR).
FINANCIAL IMPACT:
None.
BACKGROUND:
Government Code Section 65588 requires that each local government review its Housing Element as
frequently as appropriate to evaluate all of the following:
1. The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of
the state housing goal;
2. The effectiveness of the Housing Element in attainment of the community’s housing goals and
objectives;
3. The progress of the city, county, or city and county in implementation of the Housing Element; and
4. The effectiveness of the Housing Element goals, policies, and related actions to meet the community's
needs.
The City’s 6th Cycle (2021-2029) Housing Element was adopted by the City Council on August 11, 2022. The
California Department of Housing and Community Development (HCD) reviewed the Housing Element and
found it to be in full compliance with State Housing Element Law (Article 10.6 of the Gov. Code) in a letter
dated October 5, 2022. With the adoption and certification of the City’s Housing Element, the City has initiated
updates to the City’s Development Code to implement the goals, policies, and programs in the Housing
Element.
Regional Housing Needs Assessment
Each California city is required to plan for new housing to accommodate a share of regional needs. The
Page 285 of 618
Agenda Item #: 8.7
Meeting Date: March 17, 2026
Regional Housing Needs Assessment (“RHNA”) is the process established by State law in which housing needs
are determined. The Southern California Association of Governments (SCAG) determines the housing growth
needs by income category for cities within its jurisdiction, which includes the City of Diamond Bar. The City’s
RHNA allocation for the 6th cycle planning period was 2,521 units, which was divided into income groups as
follows:
Housing Element Annual Progress Report
Pursuant to Government Code Section 65400, local jurisdictions are required to file a Housing Element Annual
Progress Report (APR) with HCD and the Office of Planning and Research (OPR) by the first of April each year.
The APR (Attachment 1) outlines progress on the implementation of the adopted 6th Cycle Housing Element.
Tables A and A2 list approvals and permits issued in 2025 for housing units, categorized by income category.
Table B counts those units toward the City’s RHNA obligation for the 2021-2029 planning period. Table D
outlines progress toward implementation of the City’s Housing Element programs.
ANALYSIS:
Housing Units
According to the California Department of Finance (DOF) Diamond Bar had approximately 17,959 housing
units in 2000, and 18,478 housing units in 2013. The DOF estimated that as of January 1, 2025, the City had
approximately 18,921 housing units, comprised of 81.9% single-family residences, 16.3% multi-family units, and
1.8% mobile homes.
The City’s housing production for 2025 is summarized below:
• Four entitlement requests were approved for new single-family residences;
• One building permit was issued for a new single-family residence;
• 46 building permits were issued for new Accessory Dwelling Units (ADUs);
• Five building permits were issued for new Junior Accessory Dwelling Units (JADUs);
• Two single-family residences received certificates of occupancy; and
• 32 ADUs received certificates of occupancy.
The 2025 reporting period shows that there was a decrease in the number of total building permits issued for
new housing units compared to that of the previous year (a total of 61 building permits issued in 2024). There
was also a decrease in the number new housing units that received certificates of occupancy compared to
that of the previous year (a total of 43 issued in 2024).
The number of ADUs in Diamond Bar will continue to increase, largely due to the passage of several bills: SB 13,
AB 881, AB 68(1), AB 587, and AB 671, which were intended to address the State’s housing shortage by easing
development restrictions that cities and counties may place on ADUs. These new laws took effect on January
1, 2020, and on July 20, 2021, the City Council adopted Ordinance No. 01 (2021), updating the City’s ADU
regulations to comply with State law. On July 16, 2024, the City adopted another Development Code
Amendment for consistency with the most recent passages of AB 2221 (Quirk-Silva) and SB 897 (Wieckowski).
The updated ADU Ordinances have been effective in supporting the production of ADUs and provides
Page 286 of 618
Agenda Item #: 8.7
Meeting Date: March 17, 2026
affordable rents to low- and moderate-income households.
Additionally, the City is in the early testing phase of its Pre-Approved ADU Program, known as "DBADU", which
supports the City’s General Plan housing goals by streamlining ADU development and expanding housing
opportunities. The program is implemented pursuant to State ADU law, including Government Code Sections
65852.2 and 65852.22, which require ministerial approval of ADUs that comply with objective standards and
encourage jurisdictions to reduce regulatory barriers on ADU construction. The DBADU program allows
qualified design professionals to submit ADU plans for City review and pre-approval, with the intent of creating
a catalog of code-compliant designs that homeowners may choose from to reduce permitting time and
uncertainty. To support implementation, City staff has developed a dedicated program website and
application materials, and the City is currently piloting the program with a selected firm to test workflows and
review procedures before opening participation to additional professionals and releasing pre-approved plans
for broader public use.
Future opportunities for housing production lie primarily with ADUs and development in the mixed-use districts
created under the current General Plan. On January 27, 2025, the City Council adopted a General Plan
Amendment to allow a maximum residential density of 30 dwelling units per acre in the three mixed-use
districts (Town Center Mixed-Use, Neighborhood Mixed-Use and Transit-Oriented Mixed-Use focus areas);
Development Code Amendment to establish the Housing Element Site Overlay (“H”) zoning designation and
associated development standards; and Zoning Map Amendment to rezone the sites identified in Program H-8
of the 2021-2029 Housing Element with the H zoning designation.
In May 2022, the City entered into a Consultant Services Agreement with Torti Gallas + Partners to prepare the
Town Center Specific Plan (TCSP) in one of the mixed-use districts, which is also one of the housing sites
identified in the Housing Element to accommodate the RHNA. The TCSP is an important component of the
City’s overall strategy to revitalize older areas and expand housing production. On February 10, 2026, the
Planning Commission recommended approval of the specific plan to the City Council, and the City Council
approvedthe first reading of the TCSP at its March 3, 2026 hearing, which included a corresponding General
Plan Amendment, Development Code Amendment, and Zoning Map Amendment to align the General Plan
land use designations and zoning with the TCSP.
The 15 housing programs identified in the Housing Element include efforts to remove constraints to the
maintenance, improvement, and development of housing, as listed under Table D of Attachment 1. All
programs remained in effect during the reporting period.
PREPARED BY:
Mayuko Nakajima, Senior Planner, Community Development
ATTACHMENTS:
1. 2025 Annual Progress Report
Page 287 of 618
Jurisdiction Diamond Bar
Reporting Year 2025
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 17
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 4
Deed
Restricted 0
Non-Deed
Restricted 24
Deed
Restricted 0
Non-Deed
Restricted 2
4
51
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 3 1 2
2 to 4 units per structure 0 0 0
5+ units per structure 44 0 0
Accessory Dwelling Unit 0 50 35
Mobile/Manufactured Home 0 0 0
Total 47 51 37
Infill Housing Developments and Infill Units Permitted # of Projects Units
51 51
0 0
59
105
83
0
0
0
Income Rental Ownership Total
Acutely Low 0 0 0
Extremely Low 0 0 0
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units
SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022)0 0
SB 6 (2022)0 0
SB 423 (2023)0 0
Ministerial and Discretionary Applications # of Units
Ministerial 56 102
Discretionary 3 3
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 1
Number of Units in Applications Submitted Requesting a Density Bonus 44
Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0
Housing Element Programs Implemented and Sites Rezoned Count
15
0
Cells in grey contain auto-calculation formulas
Programs Implemented
Sites Rezoned to Accommodate the RHNA
(Jan. 1 - Dec. 31)
10/15/2021 - 10/15/2029
Units Constructed - SB 423 Streamlining Permits
Number of SB 423 Streamlining Applications Approved
Very Low
Low
Moderate
Acutely Low
Extremely Low
Data is auto-populated based on data entered in Tables A, A2, C, and D
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Total Units
Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
Page 288 of 618
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites
Application
Status Project Type Notes
2 3 4 6 7 8 9 10 12 13 14
Prior APN+Current APN Street Address
Project
Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Acutely
Low-
Income
Deed
Restricted
Acutely
Low-
Income Non
Deed
Restricted
Extremely
Low-Income
Deed
Restricted
Extremely
Low-Income
Non Deed
Restricted
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-
Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income
Non Deed
Restricted
Above
Moderate-
Income
Total
PROPOSED
Units by
Project
Total
APPROVED
Units by
project
Total
DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.
Is this project
located on a
site with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.
Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 15 0 0 4 1 0 38 4 1 42 105 83 0
8713040029 2234 Indian Creek PL2024-82 SFD O 7/14/2025 1 1 1 NONE No No No Approved Discretionary
8713035016 2521 Indian Creek PL2024-65 SFD O 5/28/2025 1 1 1 NONE No No No Approved Discretionary
8713038018 2725 Clear Creek PL2022-74 SFD O 2/26/2025 1 1 1 NONE No No No Approved Discretionary
8292009138 2235 S Diamond Bar PL2022-89 5+R 1/16/2025 4 4 36 44 44 NONE No Yes Yes Approved Ministerial SB 35
8718033023 147 Pintado PR2025-2048 ADU R 12/30/2025 1 1 NONE No No No Pending Ministerial
8760017043 834 Glenwick PR2025-2028 ADU R 12/18/2025 1 1 NONE No No No Pending Ministerial
8760018023 20717 Northampton PR2025-2003 ADU R 12/16/2025 1 1 NONE No No No Pending Ministerial
8763009009 1280 Glenthorpe PR2025-1903 ADU R 12/2/2025 1 1 NONE No No No Pending Ministerial
8293008008 1310 Barberry PR2025-1867 ADU R 11/24/2025 1 1 NONE No No No Pending Ministerial
8292021028 21324 Pinehill PR2025-1807 ADU R 11/13/2025 1 1 NONE No No No Pending Ministerial
8293031025 22437 Birds Eye PR2025-1769 ADU R 11/6/2025 1 1 NONE No No No Pending Ministerial
8760017015 854 Adamsgrove PR20205-1721 ADU R 10/31/2025 1 1 NONE No No No Pending Ministerial JADU
8763001023 1038 Adel PR2025-1691 ADU R 10/27/2025 1 1 NONE No No No Pending Ministerial
8719015037 747 Lincoln PR2025-1640 ADU R 10/13/2025 1 1 1 NONE No No No Approved Ministerial
8763005003 1141 Hare PR2025-1502 ADU R 9/22/2025 1 1 NONE No No No Pending Ministerial
8281016019 23712 Meadow Falls PR2025-1499 ADU R 9/19/2025 1 1 1 NONE No No No Approved Ministerial
8760019017 20955 Moonlake PR2025-1310 ADU R 9/17/2025 2 2 NONE No No No Pending Ministerial ADU & JADU
8285016023 21339 Hipass PR2025-1445 ADU R 9/10/2025 1 1 NONE No No No Pending Ministerial JADU
8760020018 20955 Northampton PR2025-1439 ADU R 9/10/2025 2 2 NONE No No No Pending Ministerial ADU & JADU
8713038002 2514 Braided Mane PR2025-1390 ADU R 9/3/2025 1 1 NONE No No No Pending Ministerial
8718012021 369 Rock River PR2025-1375 ADU R 9/2/2025 1 1 1 NONE No No No Approved Ministerial
8702019054 23298 Forest Canyon PR2025-1235 ADU R 8/8/2025 2 2 NONE No No No Pending Ministerial ADU & JADU
8702006042 23833 Country View PR2025-119 ADU R 7/15/2025 1 1 1 NONE No No No Approved Ministerial
8292008028 21517 Pathfinder PR2025-1075 ADU R 7/8/2025 1 1 1 NONE No No No Approved Ministerial
8713014004 2950 Steeplechase PR2025-1083 ADU R 7/7/2025 1 1 NONE No No No Pending Ministerial
8292012026 1856 Morning Canyon PR2025-1063 ADU R 7/1/2025 1 1 1 NONE No No No Approved Ministerial
8292022030 1866 Fern Hollow PR2025-1059 ADU R 7/1/2025 1 1 1 NONE No No No Approved Ministerial
8714007001 3170 Hawkwood PR2025-1000 ADU R 6/24/2025 1 1 NONE No No No Pending Ministerial
8701030016 23715 Little Quail PR2025-1010 ADU R 6/23/2025 1 1 1 NONE No No No Approved Ministerial
8281016001 23705 Golden Springs PR2025-1009 ADU R 6/23/2025 1 1 NONE No No No Pending Ministerial
8703013032 23690 Bower Cascade PR2025-1006 ADU R 6/23/2025 1 1 1 NONE No No No Approved Ministerial
8285027018 21002 Bandana PR2025-930 ADU R 6/10/2025 1 1 1 NONE No No No Approved Ministerial
8293006015 22843 Mountain Laurel PR2025-928 ADU R 6/10/2025 1 1 1 NONE No No No Approved Ministerial
8293011063 22508 Cello PR2025-766 ADU R 5/13/2025 1 1 1 NONE No No No Approved Ministerial
8292004016 21372 Broken Arrow PR2025-759 ADU R 5/12/2025 1 1 1 NONE No No No Approved Ministerial
8714013001 3443 Crooked Creek PR2025-743 ADU R 5/8/2025 1 1 1 NONE No No No Approved Ministerial
8281033073 476 Wayside PR2025-738 ADU R 5/8/2025 1 1 1 NONE No No No Approved Ministerial
8706014008 1143 Overlook PR2025-724 ADU R 5/6/2025 1 1 1 NONE No No No Approved Ministerial
8704055018 24218 Gingerwood PR2025-714 ADU R 5/5/2025 1 1 1 NONE No No No Approved Ministerial
8293034034 1375 Deeplawn PR2025-712 ADU R 5/5/2025 1 1 1 NONE No No No Approved Ministerial
8714023012 21260 Chirping Sparrow PR2025-678 ADU R 4/28/2025 1 1 NONE No No No Pending Ministerial
8292020051 1732 Roundtree PR2025-1732 ADU R 4/18/2025 1 1 1 NONE No No No Approved Ministerial
8293007031 1329 Desert Willow PR2025-546 ADU R 4/15/2025 1 1 1 NONE No No No Approved Ministerial
8281032075 509 Armitos PR2025-531 ADU R 4/14/2025 1 1 1 NONE No No No Approved Ministerial
8701026036 23505 Grand Rim PR2025-516 ADU R 4/10/2025 1 1 1 NONE No No No Approved Ministerial
8704050004 24341 Seagreen PR2025-499 ADU R 4/7/2025 1 1 1 NONE No No No Approved Ministerial
8704050005 24343 Seagreen PR2025-442 ADU R 3/25/2025 1 1 1 NONE No No No Approved Ministerial
8765022008 20757 Rim Lane PR2025-406 ADU R 3/21/2025 1 1 1 NONE No No No Approved Ministerial
8285014018 2546 Sunbright PR2025-375 ADU R 3/18/2025 1 1 1 NONE No No No Approved Ministerial
8293040041 1433 Deerfoot PR2025-359 ADU R 3/17/2025 1 1 1 NONE No No No Approved Ministerial
8293035021 22566 Birds Eye PR2025-344 ADU R 3/12/2025 1 1 1 NONE No No No Approved Ministerial
8292018033 1727 Morning Canyon PR2025-294 ADU R 3/4/2025 1 1 1 NONE No No No Approved Ministerial JADU
8718027016 466 S. Rock River PR2025-260 ADU R 2/26/2025 1 1 1 NONE No No No Approved Ministerial
8292006016 2016 Evergreen Springs PR2025-192 ADU R
2/11/2025
1 1 1 NONE No No No Pending Ministerial
8293011021 1439 Indian Wells PR2025-177 ADU R 2/6/2025 1 1 1 NONE No No No Approved Ministerial
8292002004 21306 Tambo PR2025-144 ADU R 1/30/2025 1 1 1 NONE No No No Approved Ministerial
8292005008 1969 Evergreen Springs PR2025-86 ADU R
1/16/2025
1 1 1 NONE No No No Approved Ministerial
8762030037 20311 Flintgate PR2025-78 ADU R 1/15/2025 1 1 1 NONE No No No Approved Ministerial JADU
8704048002 24216 High Knob PR2025-024 ADU R 1/7/2025 1 1 1 NONE No No No Approved Ministerial
Table A
51
Project Identifier Unit Types Density Bonus Law
Applications
11
Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
Page 289 of 618
Jurisdiction Diamond Bar ANNUAL ELEMENT PROGRESS REPORT
Reporting
Year 2025 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Table A2
2 3 5 6
Prior APN+Current APN Street Address
Project
Name+
Local Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely Low-
Income Deed
Restricted
Acutely Low-
Income Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Entitlement
Date
Approved
# of Units
issued
Entitlements
Summary Row: Start Data Entry Below 0 0 0 0 4 0 0 0 4 0 39 47
8713035016 2521 Indian Creek PL2024-65
SFD O 1 7/8/2025 1
8713038018 2725 Clear Creek PL2022-74
SFD O 1 3/25/2025 1
8713040029 2234 Indian Creek PL2024-82
SFD O 1 8/12/2025 1
8292009138
2235 S Diamond Bar PL2022-89
5+ R
4 4 36
1/16/2025 44
8713028038 22702 Timbertop PR20240000397 ADU R 0
8292026019 1724 Morning Canyon PR20240000071 ADU R 0
8717007006 425 Camaritas PR20240000988 ADU R 0
8292004027 21452 Broken Arrow PR20240000605 ADU R 0
8704050003 24339 Seagreen PR20240000153 ADU R 0
8293039042 1548 Kiowa Crest PR20240000043 ADU R 0
8717029061 23042 Rio Lobos PR20240001166 ADU R 0
8293011063 22508 Cello PR20250000766
ADU R 0
8718001009 612 Groom PR20240001285 ADU R 0
8285002012 2523 Sunbright PR20240001351 ADU R 0
8718021005 22702 Eaglespur PR20230001431 ADU R 0
8281035057 530 Bellows PR20240000776 ADU R 0
8762030037 20311 Flintgate PR20250000078
ADU R 0
8292020005 1731 Leaning Pine PR20230000278 ADU R 0
8292012026 1856 Morning Canyon PR20250001063
ADU R 0
8285011008 2558 Castle Rock PR20240000929 ADU R 0
8701026036 23505 Grand Rim PR20250000516
ADU R 0
8765022008 20757 Rim Lane PR20250000406
ADU R 0
8704055018 24218 Gingerwood PR20257000014
ADU R 0
8285027018 21002 Bandana PR20250000930
ADU R 0
8293035021 22566 Birds Eye PR20250000344
ADU R 0
8285025013 21233 Trigger PR20240000480
ADU R 0
8293011021 1439 Indian Wells PR20250000177
ADU R 0
8704053015 865 Featherwood PR20250000201
ADU R 0
8292005008 1969 Evergreen
Springs PR20250000086 ADU R
0
8281032075 509 Armitos PR20250000531
ADU R 0
8293007031 1329 Desert Willow PR20250000546
ADU R 0
8292020051 1732 Roundtree PR20250000590
ADU R 0
8285024022 2939 Crooked Creek PR20240000609
ADU R 0
8706006017 940 Del Sol PR20240001068
ADU R 0
1
Unit Types Affordability by Household Incomes - Completed Entitlement
4
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units
Page 290 of 618
Jurisdiction Diamond Bar ANNUAL ELEMENT PROGRESS REPORT
Reporting
Year 2025 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
8292022005 1905 Los Cerros PR20240001204
ADU R 0
8281006011 563 Bregante PR20240001391
ADU R 0
8703007024 24105 Willow Creek PR20240001469
ADU R 0
8281039038 667 Armitos PR20240000219
ADU R 0
8717018033 23430 Mane PR20240001020
ADU R 0
8285011008 2558 Castle Rock PR20250000845
ADU R 0
8285024010 3016 Castle Rock PR20240000552
ADU R 0
8704050005 24343 Seagreen PR20250000442
ADU R 0
8701030016 23715 Little Quail PR20250001010
ADU R 0
8718027016 466 Rock River PR20250000260
ADU R 0
8293034034 1375 Deep Lawn PR20250000712
ADU R 0
8281033073 476 Wayside PR20250000738
ADU R 0
8714013001 3443 Crooked Creek PR20250000743
ADU R 0
8706010015 1107 Clouds Rest PR20240001645
ADU R 0
8292002004 21306 Tambo PR20250000144
ADU R 0
8704050004 24341 Seagreen PR20250000499
ADU R 0
8292018033 1727 Morning Canyon PR20250000294
ADU R 0
8281037078 633 Foxhaven PR20240001004
ADU R 0
8701023003 23588 Jubilee PR20240001305
ADU R 0
8760017016 860 Adamsgrove PR20240001370
ADU R 0
8285002013 2529 Sunbright PR20240000494
ADU R 0
8281002029 340 Fern PR20240001473
SFD O 0
8713006005 2315 Alamo Heights PR20180034103
SFD O 0
8713026008 2626 Wagon Train PR20230001834
SFD O 0
8718009023 151 Rock River N PR20220002181
ADU R 0
8292018013 1842 Leaning Pine PR20220002186
ADU R 0
8706009037 1162 Twin Canyon PR20230000338
ADU R 0
8760016020 20733 Moonlake PR20230000722
ADU R 0
8760016020 20733 Moonlake PR20230000722
ADU R
8292002005 21300 Tambo PR20230000767
ADU R 0
8718007028 22942 Sunset Crossing PR20230000965
ADU R
0
8281012041 324 San Leandro PR20230001638
ADU R 0
8714024012 3528 Hawkwood PR20230001674
ADU R 0
8281016014 23812 Meadow Falls PR20230001691
ADU R 0
8762028006 1239 Ahtena PR20230001924
ADU R 0
8281031050 24302 Darrin PR20230002065
ADU R 0
8703015022 332 Platina PR20240000032
ADU R 0
8281040058 632 Pantera PR20240000122
ADU R 0
8763024010 1449 Fairlance PR20220001728
ADU R 0
8760019019 20948 Moonlake PR20220001998
ADU R 0
8718007020 22820 Sunset Crossing PR20240000619
ADU R
0
8718022005 131 Pintado PR20240001197
ADU R 0
8281045051 23662 Meadcliff PR20240000699
ADU R 0
8718021007 22710 Eaglespur PR20220002089
ADU R 0
8718021007 22710 Eaglespur PR20220002089
ADU R
8281002033 337 Armitos PR20240000336
ADU R 0
8285025008 21250 Cold Spring PR20230001634
ADU R 0
8281043034 603 Sky PR20240000607
ADU R 0
Page 291 of 618
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Page 292 of 618
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Page 293 of 618
Streamlining Historic Sites Infill
Housing without
Financial Assistance
or Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
13 14 15 16 17 18 19 20 21 22 23 24 25
Please select the
state
streamlining
provision the
project was
APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined
the units were
affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Dest
royed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes+
2
NONE No Y
NONE No Y
NONE No Y
NONE No Y Other DB 55 100.0%
5
Development
Standards
Modification
Yes
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator JADU
NONE No Y
Affordability calculator JADU
NONE No Y Affordability calculator
NONE No Y
Affordability calculator JADU
NONE No Y Affordability calculator JADU
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator JADU
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
Density BonusHousing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed Units
Page 294 of 618
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y 1 Demolished O
NONE No Y 1 Demolished O
NONE No Y
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator JADU
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
NONE No Y Affordability calculator JADU
NONE No Y
Affordability calculator
NONE No Y Affordability calculator
NONE No Y
Affordability calculator
Page 295 of 618
Jurisdiction Diamond Bar ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning Period 6th Cycle 10/15/2021 - 10/15/2029
1
Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2021-
10/14/2021
2021 2022 2023 2024 2025 2026 2027 2028 2029
Total Units
to Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - 17 - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - 11 14 15 - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted 4 1 5 4 2 4 - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted 3 2 26 12 23 24 - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - 5 1 2 - - - -
Above Moderate 806 1 1 4 6 11 4 - - - - 27 779
2,521
8 4 46 41 52 51 - - - - 202 2,319
Income Level
Very Low
40 -
This table is auto-populated once you enter your jurisdiction name and current
year data. Past year information comes from previous APRs.
Please contact HCD if your data is different than the material supplied here
2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
767
8 Moderate
844
434
437
90
77
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at apr@hcd.ca.gov.
Acutely Low - 17
*For years prior to 2025, data on deed-restricted vs. non-deed restricted Extremely Low-Income units is approximated from whether the projects reported any deed-restricted Very Low-Income Units. If you wish to edit this historical data for accuracy or have any questions
about the data, you may login to HCD's online APR system, or contact HCD staff at apr@hcd.ca.gov.
Total Units
*For jurisdictions that received RHNA determinations for the current cycle prior to the passage of AB 3093 (September 19, 2024):
- You were not allocated Acutely Low-Income and Extremely Low-Income RHNA targets, therefore the allocations in Field 1 are listed as "0"
- If you wish to set your own targets in these income categories for informational purposes, contact HCD staff at apr@hcd.ca.gov.
- All Acutely Low-Income and Extremely Low-Income units reported during the cycle are counted towards Very-Low Income RHNA progress
429
Total RHNA
-
344 Low
*For years prior to 2025, Acutely Low-Income units are reported within the Extremely Low-Income category
Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.
Extremely Low -
Page 296 of 618
1 2 3 4 5 6 7 8 9
Name of Program Objective
Projected
Completion Date in
Housing Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details
Quantified
Outcomes:
Category
Quantified
Outcomes:
Count
Supporting Documents
1. Residential
Neighborhood
Improvement
Program
Continue to implement the code enforcement
program, and direct eligible households to
available rehabilitation assistance to correct
code violations. Provide focused code
enforcement and rehabilitation assistance for 5
to 6 households during the planning period in
neighborhoods evidencing concentrations of
deteriorating units.
2022-2029 6th Cycle Continuous
The City continues to operate the code enforcement program. This program is
successful and is being continued. Code enforcement cases have increased in
number and complexity due to factors including aging housing stock and the
declining financial resources of longtime residents. The code enforcement
officers and building inspectors are typically the first public officials to learn which
homeowners lack the financial resources to correct property maintenance
violations, and in the process, become aware of other deferred maintenance
issues. The officers carry copies of the City’s Home Improvement Program (HIP)
brochures and inform homeowners potentially in need of assistance that the City
offers no-interest, deferred loans for essential home repairs.
Households 18
https://www.diamondbarca.gov/1
65/Home-Improvement-Loans
2. Home Improvement
Program
Improve neighborhoods evidencing deferred
maintenance through property maintenance
and rehab. Provide minor repair and
rehabilitation to 4 units annually.
2022-2029 6th Cycle Continuous
The City allocates at least $100,000 of its annual CDBG award to the Home
Improvement Program. The HIP provides zero-interest loans of up to $30,000 to
low- and very-low-income homeowners, which do not need to be repaid unless
the home is sold or refinanced. There is a waiting list of pre-screened applicants,
and HIP loans are processed in the order received.
The HIP Program Policies are highlighted below:
•The maximum loan amount for single-family detached homes increased from
$20,000 to $30,000.
•Owner-occupants of condominiums that meet the household income
requirements are now eligible for HIP loans for up to $20,000, provided that
PLHA funds are available. The maximum loan amount is lower than the cap for
single-family detached homes because costlier improvements, such as roof
maintenance and exterior repairs, are the responsibility of the condominium
HOAs, not the individual homeowners.
•PLHA funds may be used to issue loans to households (both single-family
detached and condominium) earning up to 150% of the Area Median Income
(AMI) for L.A. County. CDBG funds continue to be restricted to owner-occupied
households of single-family detached housing earning no more than 80% of AMI.
•A minimum loan amount of $10,000 is now required. Previously, no minimum
was specified. Establishing a minimum loan amount encourages homeowners to
address more improvements at once, and provides economies of scale with
respect to the administrative costs associated with processing loans.
The HIP is successful in improving housing conditions and is being continued at
available funding levels.
Households 18
https://www.diamondbarca.gov/1
65/Home-Improvement-Loans
3. Section 8 Rental
Assistance Program
Continue to direct eligible households to the
County Section 8 program.2022-2029 6th Cycle Continuous
This program is beneficial in reducing problems such as overpayment and
overcrowding. City continues to coordinate with the County on the Section 8
program. Handouts are available at the public counter and contact information is
regularly provided to requestors. The program is being continued.
Other
https://www.diamondbarca.gov/
DocumentCenter/View/12683/S
ection-8-Source-of-Income-Flyer-
2024-English-and-Spanish
4. Preservation of
Assisted Housing
Preserve 100 percent of the 149 low- and
moderate-income units in The Seasons
Apartments.
2022-2029 6th Cycle Continuous
Diamond Bar contains only one assisted housing project, the 149-unit Seasons
Apartments (formerly Heritage Park) for senior citizens. This project was
constructed in 1988 and was originally financed under the Los Angeles County
Multi-Family Mortgage Revenue Bond program. The project was refinanced in
November 1999 under the California Community Development Authority's Multi-
Family Housing Re-funding Bond, and was transferred to the Corporate Fund for
Housing, a non-profit organization. According to the terms of the new bond
agreement, income restrictions for residents and corresponding rent limits were
set. For the duration of the bond, which expires December 2, 2034, all units will
be affordable: 30 units (20%) will be very-low-income, 82 units (55%) will be low-
income, and 37 units will be moderate-income (defined as 100% AMI). All units
will be preserved.
Units 149 None
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
Page 297 of 618
5. Mobile Home Park
Preservation
Continue to support preservation of the City's
two mobile home parks as important affordable
housing resources.
2022-2029 6th Cycle Continuous
Zoning for mobile home parks is successful in preserving this affordable housing
option and is being continued. No proposals to close the parks were submitted.
The City will continue to support preservation of its two mobile home parks as
important affordable housing resources.
Other 2 None
6. First-time
Homebuyer
Assistance Programs
Advertise County's Home Ownership Program
(HOP) and Mortgage Credit Certificate (MCC)
and provide information to interested
homebuyers. In addition, the City will work with
realtors to make them aware of these
programs.
2022-2029 6th Cycle Continuous
The City advertised these programs on the City website and will provide
information to interested homebuyers annually via City newsletters and through
social media. In addition, the City will work with realtors to make them aware of
these programs.
Other https://www.diamondbarca.gov/1
099/Housing-Resources
7. Senior and
Workforce Housing
Development
Identify and evaluate sites suitable for new
senior and workforce housing. The City will
post information on the City website during the
first year of the planning period regarding the
City's interest in assisting in the development of
senior and workforce housing, provide
information on available regulatory and
financial incentives, and assist developers in
applying for funds. The City will also contact
local colleges and universities annually to
identify potential partnership opportunities for
affordable housing.
2022-2029 6th Cycle In Progress
This program is intended to encourage affordable housing development and is
being continued. The City is a member of the San Gabriel Valley Regional
Housing Trust (SGVRHT), which is a joint powers authority. SGVRHT’s focus is
primarily on providing funding assistance in the planning and construction of new
homeless and affordable housing. The Trust provides funding and loans to help
bridge funding gaps for affordable housing projects. Land Use Policies 10 and
28, which were adopted in the 2019 General Plan Update, also encourage the
production of senior and workforce housing.
Units https://www.sgvrht.org/
8. Land Use Element
and Zoning
Maintain adequate sites for housing
development at all income levels in
conformance with the RHNA and ensure
compliance with No Net Loss requirements.
Process Development Code amendments to
provide adequate sites to accommodate the
RHNA. Update all regulations and fees on the
City website annually throughout the planning
period. Notify water and sewer providers
immediately upon adoption of the Housing
Element.
October 2024 6th Cycle Completed
The City has maintained adequate sites for housing development at all income
levels and ensure compliance with No Net Loss requirements. In May 2022, the
City entered into a Consultant Services Agreement with Torti Gallas + Partners to
prepare the Town Center Specific Plan (TCSP) in the Town Center Mixed-Use
focus area, which is one of the sites to accommodate the RHNA. Continual
progress has been made on the Specific Plan during the planning period. The 45-
day public review period for the Supplemental SIR was August 25 through
October 10, 2025. On February 10, 2026, the Planning Commission
recommended approval of the specific plan to the City Council, and the City
Council approved the first reading at its March 3, 2026 hearing.
On February 4, 2025, the City rezoned the General Plan’s three Mixed-Use
designations (Town Center Mixed-Use, Neighborhood Mixed-Use and Transit-
Oriented Mixed-Use focus areas) to allow residential development at a minimum
density of 20 dwelling units per acre and a maximum density of at least 30
dwelling units per acre.
On November 15, 2022, the City notified the water and sewer providers
immediately upon adoption of the Housing Element.
Other
https://www.diamondbarca.gov/1
065/Town-Center-Specific-Plan
https://diamondbarca.portal.civic
clerk.com/event/190/files/agend
a/182
9. Mixed Use
Development
Prepare handout and marketing materials
encouraging mixed-use development where
appropriate and make it available to interested
developers throughout the planning period.
2022-2029 6th Cycle In Progress
In December 2019, the City adopted the Comprehensive General Plan Update
that created community visions and blueprint for growth and development in the
City through 2040. One of the key features of the new General Plan was the
establishment of three new Focus Areas where substantial land use changes are
planned as part of a strategy to provide walkable mixed-use activity centers.
Goals and policies to promote mixed use developments are as follows: Land
Use Goals 12, 14, 15, 16, 18, 19, 22, 24, 26, Land Use Policies 15, 16, 21, 23,
27, 28, 29, 35, 45; Community Character and Placemaking Goals 7, 8, 14, 17;
and Circulation Goal 4.
In May 2022, the City entered into a Consultant Services Agreement with Torti
Gallas + Partners to prepare the Town Center Specific Plan in the Town Center
Mixed-Use focus area. The TCSP will provide the regulatory and urban design
framework to establish a downtown, or “Town Center” in Diamond Bar as a
walkable place with entertainment, retail, restaurants, community gathering
spaces, and urban housing opportunities. This program is an important
component of the City’s overall strategy to revitalize older areas and expand
housing production. The 45-day public review period for the Supplemental SIR
was August 25 through October 10, 2025. On February 10, 2026, the Planning
Commission recommended approval to the City Council, and is tentatively
scheduled for the March 3, 2026 City Council hearing.
See Land Use Chapter Goal LU-G-4 and Policy CC-P-21.
Other https://www.diamondbarca.gov/1
065/Town-Center-Specific-Plan
Page 298 of 618
10. Accessory
Dwelling Units
Continue to encourage construction of ADUs
through an informational handout available at
City Hall and on the City website throughout
the planning period.
2022-2029 6th Cycle In Progress
In 2017, the City approved an amendment to the municipal code pertaining to
accessory dwelling units to satisfy all of the requirements of Government Code
§§65852.150-65852.2. Per AB 68 (Ting), AB 587 (Friedman), AB 671
(Friedman), AB 881 (Bloom), SB 13 (Wieckowski) that went into effect January 1,
2020. In 2021 the City adopted a subsequent amendment to ADU regulations in
accordance with the new State laws. On July 16, 2024, the City adopted another
Development Code Amendment for consistency with the most recent passages
of AB 2221 (Quirk-Silva) and SB 897 (Wieckowski). The updated ADU
Ordinances have been effective in supporting the production of ADUs and
provides affordable rents to low- and moderate-income households. An ADU
handout has been created which is being distributed at the public counter. The
City continues to encourage accessory dwelling units and this program is being
continued.
51 building permits for ADUs totaling 38,407 square feet were issued.
The City is in the early testing phase of its Pre-Approved Accessory Dwelling Unit
(ADU) Program, known as DBADU, which supports the City’s General Plan
housing goals by streamlining ADU development and expanding housing
opportunities. The program is implemented pursuant to State ADU law, including
Government Code Sections 65852.2 and 65852.22, which require ministerial
approval of ADUs that comply with objective standards and encourage
jurisdictions to reduce regulatory barriers to ADU construction. The DBADU
program allows qualified design professionals to submit ADU plans for City
review and pre-approval, with the intent of creating a catalog of code-compliant
designs that homeowners may use to reduce permitting time and uncertainty. To
support implementation, City staff has developed a dedicated program website
and application materials, and the City is currently piloting the program with a
selected firm to test workflows and review procedures before opening
participation to additional professionals and releasing pre-approved plans for
broader public use. The DBADU is set to be open to the public in early 2026.
Other
https://library.municode.com/ca/
diamond_bar/codes/code_of_or
dinances?nodeId=CICO_TIT22
DECO_ARTIIISIPLGEDEST_CH
22.42STSPLAUS_S22.42.120A
CDWUNJUACDWUN
https://www.diamondbarca.gov/1
201/Pre-Approved-Accessory-
Dwelling-Unit-DBA
11. Housing for
Persons with Special
Needs
Continue to facilitate emergency shelters and
transitional/ supportive housing and continue
participating with LAHSA and SGVCOG on
efforts to address homelessness throughout
the planning period. Process an amendment to
the Development Code to allow supportive
housing, low barrier navigation centers and
large residential care facilities consistent with
State law.
2022-2029 6th Cycle Completed
On July 16, 2024, the City adopted a Development Code Amendment to allow
supportive housing and low barrier navigation centers consistent with State law
and to replace or modify the CUP requirement to provide greater objectivity and
development certainty for residential care facilities serving seven or more
persons in all residential zones.
Other
https://library.municode.com/ca/
diamond_bar/codes/code_of_or
dinances?nodeId=CICO_TIT22
DECO_ARTIIZODIALLAUS
12. Affordable
Housing Incentives/
Density Bonus
Amend the Development Code in 2021
consistent with current Density Bonus Law and
continue to encourage the production of
affordable housing through the use of density
bonus and other incentives.
2021-2022 6th Cycle Continuous
This program is being continued in compliance with recent changes to State
density bonus law. City staff discusses opportunities for affordable housing and
density bonuses with developers for housing projects. As mentioned above, an
inclusionary housing requirement is also being considered for the TCSP, in
addition to other incentives to increase density. The density bonus program is
among several tools the City utilizes to facilitate affordable housing. On July 16,
2024, the City adopted a Development Code Amendment to be in conformance
with current Density Bonus Law.
The City is also a member of the San Gabriel Valley Regional Housing Trust
(SGVRHT), which is a joint powers authority. SGVRHT’s focus is primarily on
providing fundings assistance in the planning and construction of new homeless
and affordable housing. The Trust provides funding and loans to help bridge
funding gaps for affordable housing projects.
Other
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diamond_bar/codes/code_of_or
dinances?nodeId=CICO_TIT22
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13. Efficient Project
Processing
Continue to offer streamlined development
processing, and periodically review
departmental processing procedures to ensure
efficient project processing.
October 2024 6th Cycle In Progress
The City continues to offer efficient permit processing. As a small city, staff is able
to work closely with applicants through the review and approval process, thereby
helping to expedite the entitlement process to issuance of building and zoning
permits. In addition, the City has several procedures in place to minimize project
review times, which include concurrent processing, pre-application reviews, and
recently adopted General Plan EIR, which allows for individual projects that fall
within the scope of the EIR to utilize this as environmental clearance under
CEQA.
Practices to streamline the issuances for residential projects such as room
additions and ADUs have been implemented to eliminate the need to submit a
separate application for Planning prior to applying for building permits. The
pandemic accelerated implementation of online permit services, and by June
2020, applicants were able to submit applications, plans and payments entirely
online. In 2023, the City embarked on the implementation of a new permitting
software (Enterprise Land Management system), which will eventually streamline
City processes and project processing and expected to go live by July 2026. This
program will be further enhanced through revisions to the Development Code.
Units Forthcoming
14. Affirmatively
Furthering Fair
Housing
Explore and pursue alternative land use
strategies and make necessary amendments
to zoning and other land use documents to
facilitate a variety of housing choices, including
but not limited to higher density opportunities
on religious, institutional and quasi-institutional
lands, missing middle zoning in addition to SB9
such as SB10, adaptive reuse, more than one
JADU per structure, acquiring and adding
affordability to existing structures and upzoning
with the goal of 50 housing opportunities in the
planning period.
2022-2029 6th Cycle In Progress
On December 21, 2021, the City adopted an urgency ordinance to expand the
housing supply in single-family zones by allowing for lot splits and duplexes under
the parameters of SB 9. The permanent ordinance is anticipated for Planning
Commission hearing in the Fall of 2026.
The City continues to distribute fair housing information at the public counter
through brochures, and refers fair housing related complaints to the Housing
Rights Center.
Units
https://diamondbarca.iqm2.com/
Citizens/FileOpen.aspx?Type=1
&ID=1642&Inline=True
15. Reasonable
Accommodation for
Persons with
Disabilities
Continue to implement reasonable
accommodation procedures for persons with
disabilities in compliance with SB 520.
2022 6th Cycle In Progress
The City supports the provision of housing for disabled persons through zoning
opportunities for transitional housing, reasonable accommodation procedures,
and programs to facilitate affordable housing. In 2010, the City adopted an
ordinance to facilitate reasonable accommodations. This program is an important
component of the City’s overall efforts to address the special housing needs of
persons with disabilities and is being continued and revised to include additional
amendments to City regulations to incorporate recent changes to State law.
The City is currently processing a Development Code Amendment to ensure that
reasonable housing accommodation procedures do not inadvertently act as a
constraint on persons with disabilities. The Code Amendment is anticipated for
Planning Commission hearing in the Fall of 2026.
Households
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Agenda Item #: 8.8
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Agreement with RHA Landscape Architects-Planners, Inc. to provide
Landscaping Design Services in Landscape Assessment District Nos. 39-2022
and 41-2021.
STRATEGIC GOAL: Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve, and authorize the City Manager to sign the Consulting Services Agreement with RHA Landscape
Architects-Planners, Inc. (RHA), in a not-to-exceed amount of $76,690 for landscaping design services in
Landscape Assessment District Nos. 39-2022 and 41-2021.
FINANCIAL IMPACT:
The not-to-exceed amount of the Agreement is $76,690. Sufficient funds are included in the Fiscal Year 2025/26
Capital Improvement Program Budget (Project No. PW261) to cover the cost of such services.
The table below shows the project's approved budget and the proposed allocation for the consultant design
services for each district.
Item District No. 39-2022 District No. 41-2021 Total
CIP PW261 (Approved Budget) $400,000 $200,000 $600,000
Design Services ($51,380) ($25,310) ($76,690)
Remaining Budget $348,620 $174,690 $523,310
The remaining project budget will be reserved for future landscape and irrigation improvements within the
districts, which will be implemented in phases based on the recommendations developed through this Project
and available funding.
BACKGROUND:
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Agenda Item #: 8.8
Meeting Date: March 17, 2026
Prior to the City’s incorporation in 1989, Landscape Assessment District Nos. 39 and 41 were formed
concurrently with residential tract developments to maintain common landscaped areas and mitigate fire
hazards through brush clearance within district boundaries. Residents within each district fund landscape
maintenance through annual assessments. In return, designated sections of private property are maintained
by the City using district funds.
As the administrator of the landscape assessment districts, the City of Diamond Bar manages the annual
maintenance programs for each district. In 2021 and 2022, the two assessment districts were reformed to
reduce City subsidies and ensure that residents pay their proportional share of maintenance costs. As part of
the reformation process, the annual levy structure allows the City to build reserves to support future
improvements to landscape infrastructure, provided that annual maintenance costs do not exceed district
revenues.
Landscape Assessment District Nos. 39-2022 and 41-2021 currently have sufficient reserve funding to support a
consultant evaluation of existing landscape and irrigation system conditions and to develop a long-term
strategy for improvements that, over time, would support water-cost savings and more drought-tolerant native
plants. The City Council approved inclusion of this Project in the Fiscal Year 2025/26 Capital Improvement
Program.
Landscape Assessment District No. 39-2022 is located along the eastern city limit, generally accessible from
Grand Avenue, with primary streets including Summitridge Drive and Longview Drive. Landscape Assessment
District No. 41-2021 is located near Ronald Reagan Park, generally accessible from Pathfinder Road, with
primary streets including Canyon Ridge Road and Peaceful Hills Road.
Both districts feature trees, shrubs, and manufactured slopes that require routine fire brush clearance as part of
the City's ongoing maintenance responsibilities. Landscape Assessment District No. 39-2022 also includes
pocket parks maintained using district funds. Existing landscape conditions vary across the districts, with many
areas consisting of native vegetation or remaining largely unimproved since original development.
Additionally, most irrigation systems were installed at the time of development and may no longer be
functional or adequate for current needs.
ANALYSIS:
On November 25, 2025, the City released a Request for Proposals (RFP) for Landscape Assessment and
Improvement Planning for Landscape Assessment District Nos. 39-2022 and 41-2021 through the City’s online
bidding platform, PlanetBids. Upon closure of the RFP, four (4) responsive proposals were received.
# Firm Name Proposal Base Cost Optional Task Total Cost
1 RHA $47,510 $29,180 $76,690
2 Conceptual Design +
Planning Company
$98,000 $29,000 $127,000
3 DVDCreative (DVDC) $95,150 $103,200 $198,350
4 PlaceWorks $209,173 $72,190 $281,363
Staff evaluated all responsive proposals using qualitative criteria including technical approach, project team
qualifications, relevant experience, and demonstrated understanding of the City’s landscape management
objectives. Proposals were also evaluated based on total proposed fees and the estimated level of effort
required to complete the scope of work.
Based on the established evaluation criteria, RHA was identified as the highest-ranked firm. In addition to
submitting a competitive proposal, RHA demonstrated relevant experience preparing landscape assessments,
Page 302 of 618
Agenda Item #: 8.8
Meeting Date: March 17, 2026
design standards, and improvement planning documents for public agencies.
RHA has experience providing similar services to other public agencies in Southern California. This background
enables the firm to effectively address local agency needs, site conditions, and applicable regulatory
considerations. Their regional expertise positions them to deliver high-quality, cost-effective recommendations
tailored to the City’s operational and environmental priorities.
For these reasons, staff recommends awarding the Consulting Services Agreement to RHA.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Agreement as to form.
PREPARED BY:
Nicholas Delgado, Management Analyst, Public Works
ATTACHMENTS:
1. Consultant Agreement
2. LAD Maps
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CONSULTING SERVICES AGREEMENT
Design Professional
THIS AGREEMENT (the "Agreement") is made as of March 17, 2026 by and
between the City of Diamond Bar, a municipal corporation ("City") and RHA Landscape
Architects-Planners, Inc., a California corporation ("Consultant").
1. Consultant's Services.
Subject to the terms and conditions set forth in this Agreement Consultant shall
provide to the reasonable satisfaction of the City the Landscape improvement design
services for LLAD39 and LLAD41 set forth in The City's Request for Proposal, dated
November 21, 2025 attached Exhibit "A", which is incorporated herein by this reference.
As a material inducement to the City to enter into this Agreement, Consultant represents
and warrants that it has thoroughly investigated the work and fully understands the
difficulties and restrictions in performing the work. Consultant represents that it is fully
qualified to perform such consulting services by virtue of its experience and the training,
education and expertise of its principals and employees.
Jason Williams, Maintenance Supervisor (herein referred to as the “City’s Project
Manager”), shall be the person to whom the Consultant will report for the performance
of services hereunder. It is understood that Consultant shall coordinate its services
hereunder with the City’s Project Manager to the extent required by the City’s Project
Manager, and that all performances required hereunder by consultant shall be
performed to the satisfaction of the City’s Project Manager and the City Manager
2. Term of Agreement. This Agreement shall take effect March 18, 2026,
and shall continue until the work herein is completed unless earlier terminated pursuant
to the provisions herein.
3. Compensation. City agrees to compensate Consultant for each service
which Consultant performs to the satisfaction of City in compliance with the scope of
services set forth in The City's Request for Proposal, dated November 21, 2025 as
attached Exhibit "A". Payment will be made only after submission of proper invoices in
the form specified by City. Total payment to consultant pursuant to this Agreement shall
not exceed seventy-six thousand six hundred ninety dollars ($76,690) without the prior
written consent of the City. The above not to exceed amount shall include all costs,
including, but not limited to, all clerical, administrative, overhead, telephone, travel and
all related expenses.
4. Payment.
A. As scheduled services are completed, Consultant shall submit to City an
invoice for the services completed, authorized expenses and authorized extra work
actually performed or incurred.
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B. All such invoices shall state the basis for the amount invoiced, including
services completed, the number of hours spent, and any extra work performed.
C. Payment shall constitute payment in full for all services, authorized costs
and authorized extra work covered by that invoice.
5. Change Orders. No payment for extra services caused by a change in
the scope or complexity of work, or for any other reason, shall be made unless and until
such extra services and a price therefore have been previously authorized in writing and
approved by the City Manager or his designee as an amendment to this Agreement.
The amendment shall set forth the changes of work, extension of time, if any, and
adjustment of the fee to be paid by City to Consultant.
6. Priority of Documents. In the event of any inconsistency between this
Agreement and the attached exhibits, the following order of precedence shall apply: (a)
This Agreement; (b) The City's Request for Proposal, dated November 21, 2025
attached Exhibit "A"; and (c) Consultant's Proposal dated January 8, 2026 attached
Exhibit "B".
7. Status as Independent Contractor.
A. Consultant is, and shall at all times remain as to City, a wholly
independent contractor. Consultant shall have no power to incur any debt, obligation, or
liability on behalf of City or otherwise act on behalf of City as an agent. Neither City nor
any of its agents shall have control over the conduct of Consultant or any of
Consultant's employees, except as set forth in this Agreement. Consultant shall not, at
any time, or in any manner, represent that it or any of its agents or employees are in
any manner agents or employees of City.
B. Consultant agrees to pay all required taxes on amounts paid to Consultant
under this Agreement, and to indemnify and hold City harmless from any and all taxes,
assessments, penalties, and interest asserted against City by reason of the
independent contractor relationship created by this Agreement. In the event that City is
audited by any Federal, State agency, including the Public Employee Retirement
System, regarding the independent contractor status of Consultant and the audit in any
way fails to sustain the validity of a wholly independent contractor relationship between
City and Consultant, its employees or subconsultants, then Consultant agrees to
reimburse City for all costs, including accounting and attorney's fees, arising out of such
audit and any appeals relating thereto.
C. Consultant shall fully comply with Workers' Compensation laws
regarding Consultant and Consultant's employees. Consultant further agrees to
indemnify and hold City harmless from any failure of Consultant to comply with
applicable Worker's Compensation laws.
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D. Consultant shall, at Consultant’s sole cost and expense fully secure
and comply with all federal, state and local governmental permit or licensing
requirements, including but not limited to a business license with the City of Diamond.
E. In addition to any other remedies it may have, City shall have the
right to offset against the amount of any fees due to Consultant under this Agreement
any amount due to City from Consultant as a result of Consultant's failure to promptly
pay to City any reimbursement or indemnification required by this Agreement or for any
amount or penalty levied against the City for Consultant’s failure to comply with this
Section.
8. Standard of Performance. Consultant shall perform all work at the
standard of care and skill ordinarily exercised by members of the profession under
similar conditions and represents that it and any subcontractors it may engage, possess
any and all licenses which are required to perform the work contemplated by this
Agreement and shall maintain all appropriate licenses during the performance of the
work.
9. Indemnification. To the maximum extent permitted by Civil Code section
2782.8, Consultant shall defend, indemnify and hold harmless City, its officers, officials,
employees and volunteers ("Indemnitees") from and against all liability, loss, damage,
expense, cost (including without limitation reasonable attorneys' fees, expert fees and
all other costs and fees of litigation) of every nature arising out of or in connection with:
(1) Any and all claims under Worker’s Compensation acts and other employee
benefit acts with respect to Consultant’s employees or Consultant’s contractors;
(2) Any and all claims arising out of Consultant's performance of work hereunder
or its failure to comply with any of its obligations contained in this Agreement. Should
City in its sole discretion find Consultant’s legal counsel unacceptable, then Consultant
shall reimburse the City its costs of defense, including without limitation reasonable
attorneys' fees, expert fees and all other costs and fees of litigation. The Consultant
shall promptly pay any final judgment rendered against the Indemnitees. Except for the
Indemnitees, this Agreement shall not be construed to extend to any third-party
indemnification rights of any kind; and
(3) Any and all claims for loss, injury to or death of persons or damage to
property caused by the negligent professional act or omission in the performance of
professional services pursuant to this Agreement.
(4) The Consultant's obligations to indemnify, defend and hold harmless the City
shall survive termination of this Agreement.
10. Insurance.
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A. Consultant shall at all times during the term of this Agreement carry,
maintain, and keep in full force and effect, with an insurance company authorized to do
business in the State of California and approved by the City the following insurance:
(1) a policy or policies of broad-form comprehensive general liability
insurance written on an occurrence basis with minimum limits of $1,000,000.00
combined single limit coverage against any injury, death, loss or damage as a result of
wrongful or negligent acts by Consultant, its officers, employees, agents, and
independent contractors in performance of services under this Agreement;
(2) property damage insurance with a minimum limit of $500,000.00 per
occurrence;
(3) automotive liability insurance written on an occurrence basis covering
all owned, non-owned and hired automobiles, with minimum combined single limits
coverage of $1,000,000.00;
(4) Worker's Compensation insurance when required by law, with a
minimum limit of $500,000.00 or the amount required by law, whichever is greater; and
(5) Professional liability insurance covering errors and omissions arising
out of the performance of this Agreement with a combined single limit of $1,000,000. If
such insurance is on a claims’ made basis, Consultant agrees to keep such insurance in
full force and effect for at least five years after termination or date of completion of this
Agreement.
B. The City, its officers, employees, agents, and volunteers shall be named
as additional insureds on the policies as to comprehensive general liability, property
damage, and automotive liability. The policies as to comprehensive general liability,
property damage, and automobile liability shall provide that they are primary, and that
any insurance maintained by the City shall be excess insurance only.
C. All insurance policies shall provide that the insurance coverage shall not
be non-renewed, canceled, reduced, or otherwise modified (except through the addition
of additional insureds to the policy) by the insurance carrier without the insurance carrier
giving City ten (10) day's prior written notice thereof. Consultant agrees that it will not
cancel, reduce or otherwise modify the insurance coverage and in the event of any of
the same by the insurer to immediately notify the City.
D. All policies of insurance shall cover the obligations of Consultant pursuant
to the terms of this Agreement and except for professional liability insurance, shall be
issued by an insurance company which is authorized to do business in the State of
California or which is approved in writing by the City; and shall be placed have a current
A.M. Best's rating of no less than A-, VII. In the case of professional liability insurance,
such coverage shall be issued by companies either licensed or admitted to conduct
business in the State of California so long as such insurers possesses the
aforementioned Best's rating.
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E. Consultant shall submit to City (1) insurance certificates indicating
compliance with the minimum insurance requirements above, and (2) insurance policy
endorsements or a copy of the insurance policy evidencing the additional insured
requirements in this Agreement, in a form acceptable to the City.
F. Self-Insured Retention/Deductibles. All policies required by this
Agreement shall allow City, as additional insured, to satisfy the self-insured retention
(“SIR”) and/or deductible of the policy in lieu of the Consultant (as the named insured)
should Consultant fail to pay the SIR or deductible requirements. The amount of the
SIR or deductible shall be subject to the approval of the City. Consultant understands
and agrees that satisfaction of this requirement is an express condition precedent to the
effectiveness of this Agreement. Failure by Consultant as primary insured to pay its SIR
or deductible constitutes a material breach of this Agreement. Should City pay the SIR
or deductible on Consultant’s due to such failure in order to secure defense and
indemnification as an additional insured under the policy, City may include such
amounts as damages in any action against Consultant for breach of this Agreement in
addition to any other damages incurred by City due to the breach.
G. Subrogation. With respect to any Workers' Compensation Insurance or
Employer's Liability Insurance, the insurer shall waive all rights of subrogation and
contribution it may have against the Indemnitees.
H. Failure to Maintain Insurance. If Contractor fails to keep the insurance
required under this Agreement in full force and effect, City may take out the necessary
insurance and any premiums paid, plus 10% administrative overhead, shall be paid by
Consultant, which amounts may be deducted from any payments due Consultant.
I. Consultant shall include all subcontractors, if any, as insureds under its
policies or shall furnish separate certificates and endorsements for each subcontractor
to the City for review and approval. All insurance for subcontractors shall be subject to
all of the requirements stated herein.
11. Confidentiality. Consultant in the course of its duties may have access
to confidential data of City, private individuals, or employees of the City. Consultant
covenants that all data, documents, discussion, or other information developed or
received by Consultant or provided for performance of this Agreement are deemed
confidential and shall not be disclosed by Consultant without written authorization by
City. City shall grant such authorization if disclosure is required by law. All City data
shall be returned to City upon the termination of this Agreement. Consultant's covenant
under this section shall survive the termination of this Agreement. Notwithstanding the
foregoing, to the extent Consultant prepares reports of a proprietary nature specifically
for and in connection with certain projects, the City shall not, except with Consultant's
prior written consent, use the same for other unrelated projects.
12. Ownership of Materials. Except as specifically provided in this
Agreement, all materials provided by Consultant in the performance of this Agreement
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shall be and remain the property of City without restriction or limitation upon its use or
dissemination by City. Consultant may, however, make and retain such copies of said
documents and materials as Consultant may desire.
13. Maintenance and Inspection of Records. In accordance with generally
accepted accounting principles, Consultant and its subcontractors shall maintain
reasonably full and complete books, documents, papers, accounting records, and other
information (collectively, the “records”) pertaining to the costs of and completion of
services performed under this Agreement. The City and any of their authorized
representatives shall have access to and the right to audit and reproduce any of
Consultant's records regarding the services provided under this Agreement. Consultant
shall maintain all such records for a period of at least three (3) years after termination or
completion of this Agreement. Consultant agrees to make available all such records for
inspection or audit at its offices during normal business hours and upon three (3) days'
notice from the City, and copies thereof shall be furnished if requested.
14. Conflict of Interest.
A. Consultant covenants that it presently has no interest and shall not
acquire any interest, direct or indirect, which may be affected by the services to be
performed by Consultant under this Agreement, or which would conflict in any manner
with the performance of its services hereunder. Consultant further covenants that, in
performance of this Agreement, no person having any such interest shall be employed
by it. Furthermore, Consultant shall avoid the appearance of having any interest which
would conflict in any manner with the performance of its services pursuant to this
Agreement.
B. Consultant covenants not to give or receive any compensation,
monetary or otherwise, to or from the ultimate vendor(s) of hardware or software to City
as a result of the performance of this Agreement. Consultant's covenant under this
section shall survive the termination of this Agreement.
15. Termination. The City may terminate this Agreement with or without
cause upon fifteen (15) days' written notice to Consultant. The effective date of
termination shall be upon the date specified in the notice of termination, or, in the event
no date is specified, upon the fifteenth (15th) day following mailing of the notice. In the
event of such termination, City agrees to pay Consultant for services satisfactorily
rendered prior to the effective date of termination. Immediately upon receiving written
notice of termination, Consultant shall discontinue performing services, unless the
notice provides otherwise, except those services reasonably necessary to effectuate the
termination. The City shall be not liable for any claim of lost profits.
16. Personnel/Designated Person. Consultant represents that it has, or will
secure at its own expense, all personnel required to perform the services under this
Agreement. All of the services required under this Agreement will be performed by
Consultant or under its supervision, and all personnel engaged in the work shall be
qualified to perform such services. Except as provided in this Agreement, Consultant
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reserves the right to determine the assignment of its own employees to the performance
of Consultant's services under this Agreement, but City reserves the right in its sole
discretion to require Consultant to exclude any employee from performing services on
City's premises.
17. Non-Discrimination and Equal Employment Opportunity.
A. Consultant shall not discriminate as to race, color, creed, religion,
sex, marital status, national origin, ancestry, age, physical or mental handicap, medical
condition, or sexual orientation, in the performance of its services and duties pursuant to
this Agreement, and will comply with all rules and regulations of City relating thereto.
Such nondiscrimination shall include but not be limited to the following: employment,
upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or
termination; rates of pay or other forms of compensation; and selection for training,
including apprenticeship.
B. Consultant will, in all solicitations or advertisements for employees
placed by or on behalf of Consultant state either that it is an equal opportunity employer
or that all qualified applicants will receive consideration for employment without regard
to race, color, creed, religion, sex, marital status, national origin, ancestry, age, physical
or mental handicap, medical condition, or sexual orientation.
C. Consultant will cause the foregoing provisions to be inserted in all
subcontracts for any work covered by this Agreement except contracts or subcontracts
for standard commercial supplies or raw materials.
18. Time of Completion. Consultant agrees to commence the work provided
for in this Agreement within (5) days of being notified by the City to proceed and to
diligently prosecute completion of the work as may otherwise be agreed to by and
between the Project Manager and the Consultant.
19. Time Is of the Essence. Time is of the essence in this Agreement.
Consultant shall do all things necessary and incidental to the prosecution of
Consultant's work.
20. Delays and Extensions of Time. Consultant's sole remedy for delays
outside its control shall be an extension of time. No matter what the cause of the delay,
Consultant must document any delay and request an extension of time in writing at the
time of the delay to the satisfaction of City. Any extensions granted shall be limited to
the length of the delay outside Consultant’s control. If Consultant believes that delays
caused by the City will cause it to incur additional costs, it must specify, in writing, why
the delay has caused additional costs to be incurred and the exact amount of such cost
within 10 days of the time the delay occurs. No additional costs can be paid that
exceed the not to exceed amount absent a written amendment to this Agreement. In no
event shall the Consultant be entitled to any claim for lost profits due to any delay,
whether caused by the City or due to some other cause.
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21. Assignment. Consultant shall not assign or transfer any interest in this
Agreement nor the performance of any of Consultant's obligations hereunder, without
the prior written consent of City, and any attempt by Consultant to so assign this
Agreement or any rights, duties, or obligations arising hereunder shall be void and of no
effect.
22. Compliance with Laws. Consultant shall comply with all applicable laws,
ordinances, codes and regulations of the federal, state, and local governments.
23. Non-Waiver of Terms, Rights and Remedies. Waiver by either party of
any one or more of the conditions of performance under this Agreement shall not be a
waiver of any other condition of performance under this Agreement. In no event shall
the making by City of any payment to Consultant constitute or be construed as a waiver
by City of any breach of covenant, or any default which may then exist on the part of
Consultant, and the making of any such payment by City shall in no way impair or
prejudice any right or remedy available to City with regard to such breach or default.
24. Attorney's Fees. In the event that either party to this Agreement shall
commence any legal or equitable action or proceeding to enforce or interpret the
provisions of this Agreement, the prevailing party in such action or proceeding shall be
entitled to recover its costs of suit, including reasonable attorney's fees and costs,
including costs of expert witnesses and consultants.
25. Mediation. Any dispute or controversy arising under this Agreement, or in
connection with any of the terms and conditions hereof, which cannot be resolved by
the parties, may be referred by the parties hereto for mediation. A third party, neutral
mediation service shall be selected, as agreed upon by the parties and the costs and
expenses thereof shall be borne equally by the parties hereto. The parties agree to
utilize their good faith efforts to resolve any such dispute or controversy so submitted to
mediation. It is specifically understood and agreed by the parties hereto that mutual
good faith efforts to resolve the same any dispute or controversy as provided herein,
shall be a condition precedent to the institution of any action or proceeding, whether at
law or in equity with respect to any such dispute or controversy.
26. Notices. Any notices, bills, invoices, or reports required by this
Agreement shall be deemed received on (a) the day of delivery if delivered by hand
during regular business hours or by facsimile before or during regular business hours;
or (b) on the third business day following deposit in the United States mail, postage
prepaid, to the addresses heretofore set forth in the Agreement, or to such other
addresses as the parties may, from time to time, designate in writing pursuant to the
provisions of this section.
“CONSULTANT” “CITY”
RHA Landscape Architects-Planners, Inc. City of Diamond Bar
6840 Indiana Avenue, Suite 100, 21810 Copley Drive
Riverside, CA 92506 Diamond Bar, CA 91765-4178
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9 Professional Services - Design
1614063.1
Attn.:David Liu, Director of Public Works Attn.: Doug Grove, President
Phone: (951) 781-1930 Phone: (909) 839-7038
E-Mail: DougG@rhala.com E-mail: dliu@diamondbarca.gov
28.Governing Law. This Agreement shall be interpreted, construed and
enforced in accordance with the laws of the State of California.
29.Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be the original, and all of which together
shall constitute one and the same instrument.
30.Entire Agreement. This Agreement, and any other documents
incorporated herein by reference, represent the entire and integrated agreement
between Consultant and City. This Agreement supersedes all prior oral or written
negotiations, representations or agreements. This Agreement may not be amended,
nor any provision or breach hereof waived, except in a writing signed by the parties
which expressly refers to this Agreement. Amendments on behalf of the City will only
be valid if signed by a person duly authorized to do so under the City's Purchasing
Ordinance.
IN WITNESS of this Agreement, the parties have executed this Agreement
as of the date first written above.
"Consultant" "City"
RHA Landscape Architects-Planners, Inc. CITY OF DIAMOND BAR
By: By: ____ Doug Grove, President Dan Fox, City Manager
By: ATTEST:
Doug Grove, Secretary
Kristina Santana, City Clerk
Approved as to form:
By:_________________________
Omar Sandoval, City Attorney
*NOTE:If Consultant is a corporation, the City requires
the following signature(s):
--(1) the Chairman of the Board, the President or a Vice
President, AND (2) the Secretary, the Chief Financial Officer,
the Treasurer, an Assistant Secretary or an Assistant
Treasurer. If only one corporate officer exists or one
corporate officer holds more than one corporate office,
please so indicate. OR
--The corporate officer named in a corporate resolution as
authorized to enter into this Agreement. A copy of the
corporate resolution, certified by the Secretary close in time
to the execution of the Agreement, must be provided to the
City.
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2/17/2026
2/17/2026
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Exhibit A –
The City's Request
for Proposal, dated
November 21, 2025
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DEPARTMENT OF PUBLIC WORKS
CITY OF DIAMOND BAR
CALIFORNIA
REQUEST FOR PROPOSALS
FOR
Landscape Assessment, Design
Standards, and Improvement
Planning for District Nos. 39-2022
and 41-2021
NOVEMBER 2025
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CITY OF DIAMOND BAR
REQUEST FOR PROPOSALS (RFP)
Date: November 21, 2025
Department: Public Works
Project Type: Landscape Assessment, Design Standards, and Improvement
Planning for Landscape Assessment District Nos. 39-2022 and 41-
2021.
Proposals Due: January 8, 2026 at 2:00 P.M.
Project Contact: Nicholas Delgado, Management Analyst
(909) 839-7088 / NDelgado@DiamondBarCA.gov
INTRODUCTION
Incorporated on April 18, 1989, the City of Diamond Bar (“City”) sets against a scenic
mountain backdrop on more than 8,000 acres (12.5 sq. miles) of rolling hills and valleys
in the East San Gabriel Valley region.
Among the amenities that contribute to the high quality of life that is valued by residents
are the family-friendly atmosphere; the well-maintained parks, trails, and roads; top-rated
school Districts; and the unparalleled public safety services, which contribute to keeping
Diamond Bar among the safest communities in the region for the past 35 years.
BACKGROUND
Landscape Assessment District Nos. 39-2022 and 41-2021 are funded through
assessments on the residents within each district. As part of the Fiscal Year 2025/26
Capital Improvement Program, the City has allocated funding for this project to evaluate,
plan, and develop design standards and improvement strategies for landscapes within
both districts.
The primary goal of this study is to provide a comprehensive assessment and phased
improvement plan that can guide future landscape enhancements. While construction
funding is currently minimal, improvements will be implemented over time in accordance
with the phasing and prioritization recommendations developed through this project.
Existing landscape conditions vary across the districts. Many areas consist of native
vegetation or remain largely unimproved since the original development. In addition,
nearly all irrigation systems were installed at the time of development and may no longer
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be functional or adequate for current needs. This project will evaluate these conditions,
identify opportunities for improvement, and develop design and irrigation standards
compatible with City standards and the surrounding environment.
TO INTERESTED FIRMS
The City of Diamond Bar is inviting qualified licensed landscape architectural firms to
submit proposals for Landscape Assessment and Improvement Planning for Landscape
Assessment Districts 39-2022 and 41-2021. The purpose of this Request for Proposals
(RFP) is to retain a qualified, professional, and responsive firm to evaluate existing
landscape conditions, develop design and irrigation standards, identify opportunities for
improvement, and prepare a phased improvement plan for each district.
The study will include, but is not limited to, documenting existing conditions, assessing
irrigation systems, identifying areas for enhancement, and providing conceptual
recommendations to guide future implementation. Deliverables will include detailed
reports for each district and GIS shapefiles documenting assessed areas, conditions,
project phases, and photographic documentation from the landscape inventory.
The results of this study will inform future landscape improvement projects, which will be
implemented in phases consistent with the recommendations developed through this
work. This project establishes the framework for prioritized improvements and may of fer
consultants potential opportunities for continued engagement in later phases.
This contract will be administered by the City’s Public Works Department.
SCOPE OF SERVICES
The selected consultant shall prepare a comprehensive Landscape Assessment, Design
Standards, and Improvement Planning Report for Landscape Assessment District Nos.
39-2022 and 41-2021, including, but not limited to, the following tasks:
1. Property Identification
a. Using City-provided data, identify all properties within the district boundaries
that are maintained by the City.
b. The City will provide all available records for both districts, including
assessment district maps, ownership/maintenance information, and any
historical documentation.
i. The consultant is not expected to conduct additional records
research beyond reviewing these materials.
c. Document property ownership, current maintenance responsibility, and
location details.
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2. Landscape Inventory and Assessment
a. Identify all landscape areas eligible for improvements, including:
i. Slopes on private property within district boundaries.
ii. “Pocket parks” in District 39-2022.
iii. Clarification: This assessment excludes all fire brush and trail areas;
only the slopes and mini-parks shall be evaluated.
b. Document existing conditions for each area, including:
i. Irrigation access.
ii. Existing trees and vegetation types.
iii. Plant species and health.
iv. Soil and grading conditions.
v. Other relevant site features.
vi. Photographic documentation capturing representative conditions,
notable features, and issues.
3. Design Standards Development
a. Develop design standards for slopes, including:
i. Trees, shrubs, and other vegetation.
ii. Drought-tolerant and low-maintenance plantings.
iii. Compatibility with City standards and surrounding environment.
b. Develop irrigation design standards for:
i. New installations.
ii. Upgrades to existing systems.
iii. Replacement or rehabilitation of existing irrigation infrastructure.
4. Project Phasing
a. Group areas into logical “project phases” for implementation, separately for
each district.
b. Prepare an order-of-magnitude cost estimate for each phase based on:
i. Estimated construction and maintenance costs.
ii. Necessity factors such as fire hazard risk, erosion control, or public
safety concerns.
iii. Other relevant considerations.
5. Deliverables for each District
a. Comprehensive Report
i. Property and landscape inventory.
ii. Existing conditions, including photographic documentation of all
areas captured during the landscape inventory.
iii. Design standards for vegetation and irrigation.
iv. Project phasing and order-of-magnitude cost estimates.
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OPTIONAL TASKS
The following tasks are not mandatory for the base scope of work but should be
addressed as optional services the consultant is capable of providing and may be
authorized by the City at its discretion:
A. Community Engagement and Public Input
• Conduct public workshops or surveys to gather input on desired landscape
improvements.
• Incorporate community priorities into design standards and project phasing.
B. City Council Presentation
• Participate in one City Council meeting to present project findings,
assessment results, and conceptual improvement recommendations prior
to final design
C. Maintenance & Lifecycle Cost Assessment
• Provide estimated long-term maintenance costs for proposed
improvements.
• Recommend maintenance practices or schedules for new plantings and
irrigation systems.
D. Graphic Renderings of Proposed Landscape Treatments
• Prepare graphic renderings or visual simulations illustrating proposed
landscape design concepts, including representative slope treatments,
planting palettes, and irrigation improvements.
• Provide at least one “typical slope” rendering depicting how recommended
plant species, densities, and design standards would appear once
implemented.
E. GIS Shapefiles or Geodatabase
• Prepare GIS shapefiles or a geodatabase compatible with ArcGIS, including
clearly attributed fields for project-specific areas assessed, project phases,
landscape features, and site conditions.
• Include locations of photographs taken during the landscape inventory, with
linked image files or descriptive attributes.
• Ensure GIS data is organized and documented so it can be readily used for
planning, analysis, and future updates.
PROPOSAL CONTENT AND FORMAT
1. PROJECT TEAM: Please provide an organizational chart indicating principles and
key project team members. Also, provide resumes of the key personnel involved
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with this contract including personnel from sub-consultants (if any). Identify the
experience of the personnel assigned and briefly outline the responsibilities of
each member. If any changes in personnel occur during the contract period, the
consultant shall notify the City and furnish the same required information.
2. FIRM’S EXPERIENCE/REFERENCES: List three (3) public agencies where
similar services are being provided. Provide the following information: agency
name, project manager's name, and services provided.
3. PROJECT UNDERSTANDING: Describe the approach and methods that will be
used to complete the work described in the scope of services. Provide enough
detail to distinguish the various work required for each task. Also, identify any
potential concerns or problems that your firm anticipates during the term of this
contract.
4. SCHEDULE: Provide a proposed schedule to accomplish all of the required tasks.
Be sure to include time for City review/approval milestones.
5. FEE PROPOSAL: Provide a “not-to-exceed” for each year to provide the required
scope of services, and state the assumptions on which the estimates are based.
Also, provide the hourly rates of all personnel assigned to the contract. These rates
may be used to negotiate additional design work at the City’s request.
6. AGREEMENT: Attachment 1 is a copy of the City’s Consultant Services
Agreement. A statement must be made in the proposal that all terms and
conditions are acceptable. No exceptions to this agreement are allowed.
GENERAL TERMS AND CONDITIONS
1. Issuance of this Request for Proposals (RFP) and receipt of proposals does not
commit the City to award an agreement. The City expressly reserves the right to
postpone the bid opening date for its own convenience, to accept or reject any or
all bids received in response to this RFP, to negotiate with more than one vendor
concurrently, or to cancel all or part of this RFP.
2. The City reserves the right to reduce or revise elements of the scope of work prior
to the award of any agreement. Furthermore, the City reserves the right to reject
any or all proposals submitted; and no representation is made hereby that any
agreement will be awarded pursuant to this Request for Proposals, or otherwise.
All costs incurred in the preparation of the proposal, in the submission of additional
information and/or in any other aspect of a proposal prior to the award of a written
agreement will be borne by the bidder.
3. Proposals shall be submitted on the forms supplied by the City of Diamond Bar
and contained herein.
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4. All proposals, bids, and quotes must be typewritten or written in ink. No erasures
will be permitted. Mistakes may be crossed out and corrections made adjacent.
Corrections must be initialed by the person signing the bid.
5. Proposals submitted may be withdrawn by written or email request received by the
City before the hour set for opening. After such hour, it may not be withdrawn.
6. The City reserves the right to reject any or all proposals and to waive any
informality or technical defect in a proposal.
7. All proposals must be signed by a responsible officer or authorized employee of
the firm, giving the firm’s name and address. Obligations assumed by such
signature must be fulfilled.
8. Submissions of a signed bid will be interpreted to mean that the bidder has thereby
agreed to all of the terms and conditions set forth in the bid package.
9. CONTRACT PERIOD: The term of the contract will be until the completion of all
services rendered.
10. INVITATION FOR INTERVIEW (OPTIONAL): Firm(s) selected for further
consideration for all or parts of the tasks in the scope of work may be contacted to
arrange for an interview with City Staff via a virtual meeting platform. Should a firm
be asked to participate in the interview, the principal and personnel assigned to
the City should be available to discuss the following:
• Major elements of the proposal; and be prepared to answer any questions
raised to clarify in detail, and
• Satisfactory performance on similar past/current work and description of
previously/current related experience for assigned personnel.
11. SELECTION PROCEDURE: Criteria for evaluation of proposals may include, but
need not be limited to, the following:
• Responsiveness and comprehensiveness of proposal.
• Firms and assigned personnels’ experience with the City of Diamond Bar
and other public agencies.
• Quality of previous work performed by the firm.
• Resources and fees required to perform the requested services.
• The firm’s comments on the consulting services agreement.
• References.
12. RIGHT TO REJECT ALL PROPOSALS: The City reserves the right to reduce or
revise elements of the scope of work prior to the award of a contract. Furthermore,
the City reserves the right to reject any proposal and may elect to make a decision
without further discussion or negotiation. This solicitation is not to be construed as
a contract of any kind. The City is not liable for any costs or expenses incurred in
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the preparation of the proposals. The right to issue supplementary information or
guidelines relating to this request is also reserved by the City. All proposals
submitted to the City in response to this RFP shall become property of the City.
13. FEE PROPOSAL: A fee proposal shall be submitted separately, including a
detailed schedule with all proposed staff, the hours each person will devote to a
given task, and all reimbursable services to complete work described in the
proposed Scope of Service. The fee proposal(s) shall be uploaded on PlanetBids
separately bearing the name, address, and telephone number of the individual or
entity submitting the proposal.
14. INSURANCE: Proof of insurance requirements addressed in the professional
services agreement of this Request for Proposal shall be submitted by the selected
Consultant upon execution of the contract for submittal to the City Council.
The selected Consultant must submit a "Statement Certifying Insurance Coverage"
certifying that the required insurance coverage will be obtained by the Consultant,
and that the Consultant understands said coverage is prerequisite for entering into
an agreement with the City. The Consultant is required to confirm with its insurance
carrier that it can meet all the requirements for insurance. Failure to meet the
insurance regulations as set forth shall result in the Consultant's disqualification.
15. AGREEMENT: A copy of the City’s consultant services agreement can be found
as Attachment 1. A statement SHALL be made in the proposal that all terms and
conditions including insurance requirements are acceptable.
ATTACHMENTS SCHEDULE
• ATTACHMENT 1 Sample Contract Agreement
• ATTACHMENT 2 Boundary Maps for LADs
RFP SCHEDULE
• November 21, 2025 Release of RFP
• January 8, 2026 Proposals Due to the City
• January 13-15, 2026 Invitation for Interview (Optional)
• February 2026 Award of Contract
SUBMITTAL OF PROPOSALS
An electronic copy of the proposal, in PDF format, shall be uploaded onto PlanetBids on
or before two o’clock (2:00) P.M. on Thursday, January 8, 2026. Only electronic proposals
will be accepted. Use the link below to register: https://www.diamondbarca.gov/712/RFP-
RFQ-BID-Opportunities.
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QUESTIONS
Any questions can be posted within the Q&A Section in PlanetBids. Please post all
questions no later than 4:00 P.M. on January 2, 2026.
Sincerely,
David G. Liu, P.E.
Director of Public Works/City Engineer
RMRA Measure M R Local Return Gas Tax
eet Rehab.- Area 1a, 1b, 2 (Design)
n)
ntain Laurel)
anyon to Lemon)
to BCY)
82,779$ 82,779$
om Pathfinder to Mountain Laurel Way) (Const.)1,200,000$ 1,200,000$
eet Rehab - Area 1 (Const.)2,000,000$ 925,000$ 850,000$ 89,0 $
en Springs from Brea Canyon to Lemon Ave.) (Const.)900,000$ 500,000$
mp Project (Const.)177,855$
nt Projects 4,360,634$ 1,700,000$ 1,007,779$ 850,000$ 89,0 $
250-5510-46412)
Project Description Total FY Budget (109) Measure
M
(111)
Gas Tax
(112)
Prop A
(113)
Prop C
Sign and HSL Replacement (Design)50,000$ 50,000$
Sign and HSL Replacement (Construction)350,000$ 350,000$
al 11 Locations (Design and Construction)380,000$ 90,000$ 100,000$ 190,0 $
780,000$ 350,000$ 140,000$ 100,000$ 190,0 $
ments (250-5510-46413)
Project Description Total FY Budget (113)
Prop C
Foothill Transit
Grant
60,000$ 60,000$
SD/Calbourne 40,000$ 40,000$
nfrastructure Improvements 100,000$ 60,000$ 40,000$
0-5510-46420)
Project Description Total FY Budget (107) Measure
W
(108)
RMRA
(109)
Measure M
(113)
Prop C
ovements-Phase 3 (Flapjack-Design)65,000$ 65,000$
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ATTACHMENT 2
LAD BOUNDARY MAPS
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LAD# 39-2022
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LAD# 41-2021
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Exhibit B –
Contractor's
Bid
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City of Diamond Bar
Request for Proposals
Landscape Assessment, Design Standards, and Improvement
Planning for District NOS.39022 41-2021
January 8, 2026
Presented to:
March 20, 2018
Prepared By:
R H A L a n d s c a p e A r c h i t e c t s -P l a n n e r s , I n c.
684 0 I n d i a n a A v e n u e
S u i t e 100
R i v e r s i d e , CA 92506
951-7 8 1 -1 9 3 0
w w w . r h a l a . c o m
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6840 INDIANA AVENUE, SUI TE 100, RIV ERSID E, CA LI FORNIA 925 06
( 951) 78 1 -19 30 www. rha la, com LI CENSE #27 99
January 8, 2026
David G. Liu P.E.
Director of Public Works/City Engineer
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
RE: REQUEST FOR QUALIFICATIONS
DESIGN SERVICES FOR RYAN PARK PLAYGROUND IMPROVEMENTS
Dear David,
On behalf of RHA Landscape Architects-Planners, I am pleased to submit our proposal for the
Landscape Assessment, Design Standards, and improvement Planning for District NOS.39 -2022
and 41-2021. With over 40 years of experience in park planning, landscape architecture, and public
infrastructure design, our team is well-prepared to deliver a comprehensive set of improvements
that align with the City of Diamond Bar’s goals for
comprehensive landscape and irrigation assessment,
phased improvement plan and guide to future landscape
enhancements. We understand that the landscape
conditions very across the districts, many areas consisting
of native plant material or are largely unimproved from the
original development. Irrigation systems have not been
improved since the original development and some may
not even be operational.
The RHA staff has extensive experience in evaluation
existing landscapes and irrigation and has successfully
delivered evaluations and recommendations for numerous
projects.
Most recently we have provided similar for Crafton Hills
College and Peirce Colleges for Campus wide irrigation
renovation projects. We have also provided Landscape and
Irrigation Standards for many agencies including the City of
Landcaster, the City of Riverside, San Bernarding Community College District and the San Jacinto
Community College District to name a few.
1
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Landscape Assessment and design Standards January 8, 2026
Diamond Bar, CA
RHA LANDSCAPE ARCHITECTS - PLANNERS, INC.
Our recommendations included landscape standards, details, estimated costs and phasing
strategies. Our focus will be on reduced maintenance and water use requirements required by the
landscape while at the same time beautifying the parkways slopes and mini parks
We visited the both Landscape Districts No. 41 and No. 39
and also viewed the sites on Google Earth. We understand
and observed that the landscapes have not been touched
since the homes were developed and it is time for irrigation
repair and landscape upgrades. With fire prevention being
such a high priority due to recent fires the fuel modifications
areas behind the homes will be a high priority which RHA
can help with.
The RHA staff is highly experienced and knowledgeable
about all the issues and priorities that may come up on this
project. We do all our irrigation design in house and have a
native plant expert on staff. We even have experience
working with Cal Fire using work crews to provide fuel
modifications to native slopes and landscape areas around
residential neighborhoods.
We will meet all required insurance, licensing, and
indemnification obligations and confirm that no conflicts
of interest exist. This proposal is valid for 90 days.
We look forward to the opportunity to partner with the City
of Diamond Bar to deliver comprehensive landscape and
irrigation assessment, phased improvement plan and
guide to future landscape enhancements that will provide
critical direction to the Landscape districts for years to
come.
Cordially,
RHA Landscape Architects-Planners, Inc.
Doug Grove, RLA, ASLA, LEED® AP
President
951-781-1930 ext 121
2
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City of Diamond Bar, CA
RHA LANDSCAPE ARCHITECTS - PLANNERS, INC.
Organization and Staffing
Organization and Staffing
Our team includes nine dedicated professionals, including six licensed landscape architects, who
work collaboratively under a team-based approach directed by the firm’s principals and
associates. Please refer to the following pages for resumes of key staff.
RHA STAFF
Doug Grove, RLA, ASLA President/Landscape Architect/LEED AP
Greg Meek, RLA Principal/Landscape Architect
David Black, RLA Project Manager/Landscape Architect
Lauren McHugh, RLA Project Manager/Landscape Architect
Mike Salazar, RLA Project Manager/Landscape Architect
Jennifer Salazar Project Manager/Landscape Designer
Andrew Lytle Project Manager/Landscape Designer
Arielle Talley Project Manager/Landscape Designer
Andy Emery, RLA Construction Administration/Landscape Architect
Marissa Trout Office Manager
Doug Grove Greg Meek
President Principal
Landscape Architect Landscape Architect
LEED AP
David Black Mike Salazar
Project Manager Project Manager
Landscape Architect Landscape Architect
Jennifer Salazar Lauren McHugh
Project Manager Project Manager
Landscape Designer Landscape Architect
Arielle Talley Andrew Lytle
Project Captain Project Manager
Landscape Designer Landscape Designer
Office Manager
Accounting
RHA Organizational Chart
QC & Const Admin
Landscape Architect
Andy Emery
Marissa Trout
4
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RHA LANDSCAPE ARCHITECTS - PLANNERS, INC.
Approach and Scope of Work
Approach and Scope of Work
Project Objective
We understand the existing landscape conditions vary across the districts. Many areas consist of
native vegetation or remain largely unimproved since the original development. In addition, nearly
all irrigation systems were installed at the time of development and may no longer be functional or
adequate for current needs. RHA will evaluate these conditions, identify opportunities for
improvement, and develop design and irrigation standards compatible with City standards and the
surrounding environment.
The main objectives of the Landscape Assessment District Nos. 39 -2022 and 41-2021project are
as follows:
1. Provide a comprehensive assessment and phased improvement plan that can guide future
landscape enhancements.
2. Improvements will be implemented over time in accordance with the phasing and
prioritization recommendations developed through this project.
3. Evaluate the irrigation system conditions identify opportunities for improvement, and
develop design and irrigation standards compatible with City standards and the surrounding
environment.
Scope of Services and Project Understanding
RHA understands that the scope of work, includes, but is not limited to:
The preparation of a comprehensive Landscape Assessment, Design Standards, and Improvement
Planning Report for Landscape Assessment District Nos. 39 -2022 and 41-2021, including, but not
limited to, the following tasks:
1. Property Identification
a. Using City-provided data, identify all properties within the district boundaries that are
maintained by the City.
b. We understand the City will provide all available records for both districts, including
assessment district maps, ownership/maintenance information, and any historical
documentation.
i. RHA will not be expected to conduct additional records research beyond
reviewing these materials.
c. Document property ownership, current maintenance responsibility, and location
details.
2. Landscape Inventory and Assessment
a. RHA will identify all landscape areas eligible for improvements, including:
i. Slopes on private property within district boundaries.
19
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Page 343 of 618
Landscape Assessment, Design Standards January 8, 2026
City of Diamond Bar, CA
RHA LANDSCAPE ARCHITECTS - PLANNERS, INC.
Approach and Scope of Work
ii. “Pocket parks” in District 39-2022.
iii. Clarification: This assessment excludes all fire brush and trail areas; only
the slopes and mini-parks shall be evaluated.
b. RHA will document existing conditions for each area, including:
i. Irrigation access.
ii. Existing trees and vegetation types.
iii. Plant species and health.
iv. Soil and grading conditions.
v. Other relevant site features.
vi. Photographic documentation capturing representative conditions,
notable features, and issues.
3. Design Standards Development
a. RHA will develop design standards for slopes, including:
i. Trees, shrubs, and other vegetation.
ii. Drought-tolerant and low-maintenance plantings.
iii. Compatibility with City standards and surrounding environment.
b. RHA will develop irrigation design standards for:
i. New installations.
ii. Upgrades to existing systems.
iii. Replacement or rehabilitation of existing irrigation infrastructure.
4. Project Phasing
a. RHA will group areas into logical “project phases” for implementation, separately
for each district.
b. RHA will prepare an order-of-magnitude cost estimate for each phase based on:
i. Estimated construction and maintenance costs.
ii. Necessity factors such as fire hazard risk, erosion control, or public
safety concerns.
iii. Other relevant considerations.
5. Deliverables for each District
a. RHA will prepare a comprehensive report
i. Property and landscape inventory.
ii. Existing conditions, including photographic documentation of all areas
captured during the landscape inventory.
iii. Design standards for vegetation and irrigation.
iv. Project phasing and order-of-magnitude cost estimates.
Optional Tasks
RHA understands that the following tasks are not mandatory for the base scope of work but RHA
can provide them as optional services the and we are capable of providing these services and
may be authorized by the City at its discretion:
A. RHA will can provide Community Engagement and Public Input
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Landscape Assessment, Design Standards January 8, 2026
City of Diamond Bar, CA
RHA LANDSCAPE ARCHITECTS - PLANNERS, INC.
Approach and Scope of Work
• Conduct public workshops or surveys to gather input on desired landscape
improvements.
• Incorporate community priorities into design standards and project phasing.
B. RHA will can provide City Council Presentations
• Participate in one City Council meeting to present project findings, assessment
results, and conceptual improvement recommendations prior to final design
C. RHA will can provide a Maintenance & Lifecycle Cost Assessment
• Provide estimated long-term maintenance costs for proposed
improvements.
• Recommend maintenance practices or schedules for new plantings and
irrigation systems.
D. RHA will can provide Graphic Renderings of Proposed Landscape Treatments
• Prepare graphic renderings or visual simulations illustrating proposed landscape
design concepts, including representative slope treatments, planting palettes, and
irrigation improvements.
• Provide at least one “typical slope” rendering depicting how recommended plant
species, densities, and design standards would appear once implemented.
E. RHA will can provide GIS Shapefiles or Geodatabase
• Prepare GIS shapefiles or a geodatabase compatible with ArcGIS, including clearly
attributed fields for project-specific areas assessed, project phases, landscape
features, and site conditions.
• Include locations of photographs taken during the landscape inventory, with linked
image files or descriptive attributes.
• Ensure GIS data is organized and documented so it can be readily used for
planning, analysis, and future updates.
21
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Diamond Bar Landscape Assessment
Project Schedule 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
3.1.1 Facilitate the Accessment, Standards, & Planning Process
3.1.2 Review Existing Documentation
3.1.3 Landscape Inventory & Assessment
3.1.4 Document Existing Conditions for Each Area
3.1.5 Prepare Landscape & Slope Design Standards
3.1.6 Prepare Irrigation Design Standards
3.1.7 Project Phasing
3.1.8 Preparation of the Comprehensive Report
3.1.9 Otpional Task 1- Community Engagement and Public Input
3.1.10 Otpional Task 2- City Council Presentation
3.1.11 Otpional Task 3- Maintenance & Lifecycle Cost Assessment
3.1.12 Otpional Task 4- Graphic Renderenings of Landscape Areas
3.1.13 Otpional Task 5- GIS Shapefiles or Data Base
Month
7
Month
8
Month
9
Month
1
Month
2
Month
3
Month
4
Month
5
Month
6
22
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Page 346 of 618
Diamond Bar Landscape Assessment & Design Standards Fee Proposal RHA
Principal Project
Manager
Landscape
Designer
$210 $180 $150
Property Identification, Inventory & Assessment
Property Identification 1 2 16 2,970$
Landscape Inventory and Assessment - Slopes 2 4 960$
Landscape Inventory and Assessment - Pocket Parks 2 4 960$
Landscape Inventory and Assessment - Brush & Trails 2 4 960$
Document Existing Conditions - Irrigation 2 16 2,760$
Document Existing Conditions - Trees, Shrubs, & Vegetation 2 4 960$
Document Existing Conditions - Plant Species & Health 2 4 960$
Document Existing Conditions - Soil & Grading Conditions 2 4 960$
Document Existing Conditions - Other Relevant Site Features 2 4 960$
Photographic Documentation 2 8 1,560$
Meetings with City Staff (4) 4 4 4 2,160$
Subtotal Hours 5 24 72 101
Subtotal Dollars 1,050$ 4,320$ 10,800$ 16,170$
Expenses 1,000$
TOTAL 17,170$
Design Standards Development, Project Phasing, & Comprehensive Report
Design Development Standards - Slopes 2 4 960$
Design Development Standards - Trees, Shrubs & Vegetation Types 2 4 960$
Design Development Standards - Drought Tolerant & Low Maintenance Plantings 2 4 960$
Design Development Standards - Compatibility with City Standards 2 2 660$
Design Development Standards - Irrigation New Installations 2 8 1,560$
Design Development Standards - Irrigation Upgrades to Existing Systems 2 8 1,560$
Design Development Standards - Irrigation Replacement or Rehabilitation to Infrastructure 2 8 1,560$
Create Project Phasing for Separate Projects for Both Area 2 8 1,560$
Prepare Order of Magnitude Estimated Construction Costs All Phases 2 8 1,560$
Prepare Order of Magnitude Estimated Maintenance Costs All Phases 2 4 960$
Prepare Draft Comprehensive Assessment and Phased Improvement Report 8 40 7,440$
Prepare Final Comprehensive Assessment and Phased Improvement Report 8 40 7,440$
Meetings with City Staff (4) 4 4 4 2,160$
Subtotal Hours 4 40 142 186
Subtotal Dollars 840$ 7,200$ 21,300$ 29,340$
Expenses 1,000$
TOTAL 30,340$
TOTAL HOURS 9 64 214 287
TOTAL EXPENSES 2,000$
TOTAL FEES 1,890$ 11,520$ 32,100$ 45,510$
TOTAL DOLLARS 47,510$
Optional Tasks
Community Engagement and Public Input (2 public workshops and survey) 8 8 3,120$
City Council Presentation 4 4 1,560$
Maintenance and lifecycle Assessment 2 16 2,760$
Graphic Renderings of Proposed Landscape Treatments 4 32 5,520$
GIS Shapefile and Geodatabase 4 100 15,720$
Subtotal Hours 12 22 148 182
Subtotal Dollars 2,520$ 3,960$ 22,200$ 28,680$
Expenses 500$
TOTAL 29,180$
$2,000
$17,170
$1,000
$30,340
1/8/2026
$47,510
TASK
RHA Landscape Architects-Planners,
Inc.TOTAL
$1,000
$29,180
$500
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Page 347 of 618
Page 348 of 618
Page 349 of 618
Page 350 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
CITY COUNCIL AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
SUBJECT: Development Code Amendment No. PL2024-51 (Objective Design
Standards).
STRATEGIC GOAL: Open, Engaged and Responsive Government
RECOMMENDATION:
A. Open the public hearing to receive public testimony;
B. Close the public hearing; and
C. Introduce for first reading by title only, waive full reading of Ordinance No. 04 (2026), and set for second
reading and adoption at the April 7, 2026 City Council meeting:
AN ORDINANCE OF THE CITY OF DIAMOND BAR AMENDING TITLE 22 OF THE DIAMOND BAR MUNICIPAL
CODE ("DEVELOPMENT CODE"), ADDING CHAPTER 22.19 TO ESTABLISH MULTIFAMILY AND MIXED-USE
RESIDENTIAL OBJECTIVE DESIGN STANDARDS (“ODS”) IN ACCORDANCE WITH STATE HOUSING LAW -
PLANNING CASE NO. PL2024-51.
FINANCIAL IMPACT:
Sufficient funds for the preparation of citywide objective design standards were allocated within the General
Plan Update Fund (103) as part of the FY 2023/24 Adopted Budget, for a not-to-exceed amount of $185,000.
BACKGROUND:
Recent State housing legislation, including Senate Bill 35 and Senate Bill 330, established mandates for cities
and counties to streamline the review process for multifamily housing, including mixed-use developments.
Consequently, local agencies are now required to limit their review of qualifying housing projects to objective
standards. ODS will apply to construction projects located anywhere in the City involving the development or
substantial improvement to multifamily residential projects including duplexes, townhouses or multifamily
dwellings or mixed-use projects featuring a combination of multifamily residential and other uses. ODS will not
apply to single-family housing in single-family zones, or to nonresidential projects.
The legislation defines “objective standards” as standards that involve no personal or subjective judgment by a
public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion.
Page 351 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
In addition, Program H-8 of Diamond Bar’s certified 6th Cycle (2021-2029) Housing Element commits the City to
update the Development Code (Title 22 of the Diamond Bar City Code) to include objective standards as part
of its broader obligation to minimize constraints on housing supply and affordability.
Presently, Diamond Bar reviews housing projects using both objective and non-objective standards established
through the Development Code and the Citywide Design Guidelines. To bring Diamond Bar into compliance
with State law, as well as implement its Housing Element programs, the City must proceed with the formulation
of solely objective standards to govern the design of the aforementioned residential and mixed-use project
types. The standards will then be utilized by staff and the Planning Commission as the basis to approve or deny
such projects. The absence of ODS would compel the City to limit its review of these project types to only the
most basic development standards currently in place, such as setbacks, height and parking requirements;
architectural style and form-based criteria such as bulk, mass, scale and neighborhood compatibility would be
beyond the City’s authority to regulate design, and can no longer be the basis for denying a project until a
comprehensive ODS ordinance is adopted.
In 2024, the City retained Torti Gallas + Partners (TG+P) to develop ODS under an amendment to the
Consultant Services Agreement for the Town Center Specific Plan. Staff held a kickoff meeting and toured the
City with TG+P on July 24, 2024. The project team collected data, reviewed background documents such as
existing design standards and guidelines, as well as ODS from other cities as the basis for expressing desired
qualitative outcomes through the application of objective standards.
Prior to preparing the draft standards, the City conducted a joint study session with the City Council and
Planning Commission on October 8, 2024. The purpose of the study session was to introduce the ODS project,
explain the process, and invite feedback and direction to guide the preparation of the draft ODS. Key
discussion points were considered and incorporated into the draft ODS, such as restricting Contemporary
architecture adjacent to existing single-family residential neighborhoods. Following the meeting, the project
team proceeded with preparation of the ODS, which included core tasks defining various types of multifamily
and mixed-use buildings and identifying their associated design elements. The tasks included:
• Research of existing architectural styles in the City.
• Identified stakeholder groups and conducted meetings to gather feedback.
• Defined various building types, frontage types, and style options.
• Creation of a user-friendly document showcasing these design options.
ANALYSIS:
Adoption Process
Before the City Council adopts an ordinance to amend the Development Code, the Planning Commission
must first conduct a public hearing to consider the proposed amendments. The Commission then forwards its
recommendations via a resolution advising the Council whether or not the proposed amendments should be
adopted.
Planning Commission Review
On February 24, 2026, after conducting a duly noticed public hearing, the Planning Commission adopted
Resolution No. 2026-03, recommending, by a 4-0 vote (one absence), that the City Council adopt the
attached ordinance amending Title 22 (Attachment 1). The staff report and draft meeting minutes from that
meeting are included as Attachments 3 and 5 respectively.
No public comments were received prior to or during the Planning Commission hearing.
Proposed Development Code Amendment:
Page 352 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
The proposed Development Code Amendment would amend Title 22 of the City’s Development Code to
establish objective design standards. If adopted, the ordinance would add DBCC Chapter 22.19 and
incorporate by reference a new document entitled Diamond Bar Objective Design Standards for Multifamily
and Mixed-Use Development, provided as Exhibit 1 to the draft ordinance (Attachment 1). The document is
organized into seven chapters:
1. Introduction
2. Building Type Standards
3. Building Articulation Standards
4. Frontage Types
5. Site and Open Space Standards
6. Architectural Styles
7. Glossary
Below is a summary of these chapters:
Chapter 1 – Introduction
This chapter provides an introduction to the ODS which includes the following: purpose and intent, goals,
design principles, applicability, how to use the document, and relationship with the General Plan and
Development Code. The Development Code will continue to govern basic development standards, while the
ODS will further refine specific standards related to architectural styles and building design.
Chapter 2 – Building Type Standards
To support a variety of household types, the ODS provides a broad range of building type options for
multifamily and mixed-use residential development including: townhouses, flex/lofts, walkups, courtyard
buildings, urban block structures, and wrap buildings. Once a specific building type is selected, the
development must comply with the associated standards, including maximum façade width, pedestrian
access, parking, common open space, landscaping, frontage types, and overall massing.
Flex/Loft Building Diagram Example
Chapter 3 – Building Articulation Standards
In order to preserve the City's character, new development shall be designed to avoid a monolithic
appearance. This Chapter establishes standards that require larger projects be articulated as coordinated
groupings of smaller structures that, together with a well-designed streetscape, support the City’s vision for high-
quality development. Some techniques to achieve this include horizontal and vertical articulation, architectural
projections and recessions, façade differentiation, architectural style differentiation and base–middle–top
articulation. Articulation refers to the deliberate arrangement and detailing of a building’s elements to express
Page 353 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
its structure and spatial functions meaningfully. It involves creating visual connections between different parts
of a design—for example, using columns, ledges, or level changes to define spaces or employing varied
textures, colors, and materials on a façade to enhance visual interest.
Architectural Style Differentiation Diagram Example
Chapter 4 – Frontage Types
A building’s frontage serves as the interface between the public realm and private development. Thoughtful
design of this interface is essential to creating an active and engaging urban environment. Multifamily and
mixed-use buildings should feature ground-floor frontages that are human-scaled, visually interesting, and
provide direct access to ground-floor uses. This chapter presents a range of prototypical frontage types, along
with associated standards for dimensional requirements, openings, and ground-plane features such as
furnishing zones, paving and landscaping.
Raised Commercial Terrace Illustrative Photo
Chapter 5 – Site and Open Space Standards
This chapter establishes standards addressing the functional aspects of buildings and the detailed design of
outdoor spaces. Notable provisions include requirements for outdoor seating areas and furnishings to be
constructed of specified materials, landscaping to incorporate tiered designs, and retaining walls to be
decorative when visible from the street. The goal of this chapter is to ensure that outdoor space design
supports and enhances the creation of a human-scaled, urban environment.
Page 354 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
Tiered Planting Illustrative Example
Chapter 6 – Architectural Styles
Multifamily and mixed-use residential development shall conform to one architectural style and one
corresponding building type for each proposed building. This chapter identifies five architectural styles that
may be utilized for adherence to the ODS: Main Street Commercial, Spanish Revival, Craftsman, Art Deco, and
California Contemporary. These styles were selected because variations of them are among the most
prominent throughout the San Gabriel Valley. Each style is described to help users understand its historical
context and to guide the preparation of contemporary designs that reflect these traditional styles.
Spanish Revival Illustrative Photo Example
Chapter 7 – Glossary
This chapter provides definitions of terms and phrases used throughout the ODS that are technical or that may
not reflect common usage, and is intended to supplement the Development Code definitions (DBCC Chapter
22.80). If a definition in the OSD conflicts with a definition in the Development Code, the ODS definitions shall
control for the purposes of new developments. If a word or phrase used in the ODS is not defined in the ODS or
in the Development Code, the Director shall make a determination, giving deference to common usage and
the context in which the term or phrase is used.
City Attorney Review
Page 355 of 618
Agenda Item #: 9.1
Meeting Date: March 17, 2026
The City Attorney’s Office identified necessary edits to the draft ODS to ensure all standards are truly objective,
which have been incorporated into the final version.
ENVIRONMENTAL REVIEW:
On December 17, 2019, the Diamond Bar City Council certified Final EIR (No. SCH 2018051066) for the Diamond
Bar 2040 General Plan and Climate Action Plan. In 2022, the City adopted the 2021-2029 Housing Element
Update and concurrently amended the General Plan 2040 Land Use and Economic Development Element.
The potential impacts of the 2021-2029 Housing Element Update and concurrent Land Use and Economic
Development Element amendment were determined to be within the scope of the Certified EIR. The City
concluded that neither a subsequent nor a supplemental EIR was required. Accordingly, the City adopted
Addendum No. 1 to the Certified EIR on August 11, 2022.
The draft ODS anticipates residential and mixed-use development consistent with the assumptions in the 2040
General Plan and analyzed in the General Plan EIR. CEQA Guidelines Section 15164(a) states: “The lead
agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or
additions are necessary but none of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.” Pursuant to CEQA Guidelines Section 15164, the City has prepared
Addendum No. 2 to the General Plan EIR (Attachment 2), which demonstrates that adoption of the ODS would
not result in a new significant impact or a substantial increase in the severity of previously identified significant
impacts analyzed in the Certified EIR for the City General Plan 2040. In addition, the information throughout the
addendum affirms that there is no new information of substantial importance that was previously unknown and
is now available. Therefore, a subsequent EIR would not be required pursuant to Section 15162 of the State
CEQA Guidelines. The City has thus determined an addendum to the previously Certified EIR to be the
appropriate environmental compliance document for the proposed project.
NOTICE OF PUBLIC HEARING:
Notice for this hearing was published in the San Gabriel Valley Tribune newspaper on March 6, 2026, in a 1/8-
page display. Pursuant to Planning and Zoning Law Government Code Section 65091(a)(4), if the number of
property owners to whom a public hearing notice would be mailed is greater than 1,000, a local agency may
provide notice by placing a display advertisement of at least 1/8 page in one newspaper of general
circulation. A copy of the public notice was also posted at the City’s designated community posting sites.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Ordinance as to form.
PREPARED BY:
Mayuko Nakajima, Senior Planner, Community Development
ATTACHMENTS:
1. Ordinance No. 04 (2026); Citywide Objective Design Standards
2. Addendum No. 2 to the Diamond Bar Comprehensive General Plan Update and Climate Action Plan
Environmental Impact Report
3. Planning Commission Staff Report (attachments not included) Dated February 24, 2026
4. Planning Commission Resolution No. 2026-03 (attachments not included)
5. Planning Commission Meeting Draft Minutes Dated February 24, 2026
Page 356 of 618
ORDINANCE NO. 04 (2026)
AN ORDINANCE OF THE CITY OF DIAMOND BAR AMENDING
TITLE 22 OF THE DIAMOND BAR MUNICIPAL CODE ("DEVELOPMENT
CODE"), ADDING CHAPTER 22.19 TO ESTABLISH MULTIFAMILY AND
MIXED-USE RESIDENTIAL OBJECTIVE DESIGN STANDARDS (“ODS”)
IN ACCORDANCE WITH STATE HOUSING LAW - PLANNING CASE
NO. PL2024-51.
WHEREAS, Title 22 (Development Code) of the Diamond Bar City Code (DBCC)
establishes allowable uses of property and related development standards within all
zoning districts in the City; and
WHEREAS, several provisions of State law, including, but not limited to, Senate
Bill 35 and Senate Bill 330, established mandates for cities and counties to streamline the
review process for multifamily housing, including mixed-use residential developments,
and require local agencies to limit their review of qualifying housing projects to objective
standards; and
WHEREAS, implementation of Program H-8 of Diamond Bar’s certified 6th Cycle
(2021-2029) Housing Element commits the City to update the Development Code to
include objective standards as part of its broader obligation to minimize constraints on
housing supply and affordability; and
WHEREAS, the City desires to establish ODS applicable to multifamily housing
and mixed-use residential development projects in the City in order to implement the
Housing Element and to appropriately regulate development in a manner consistent with
State law and which facilitates a fair and efficient review process that results in high quality
development and buildings that are appropriate for their context and environment; and
WHEREAS, on February 24, 2026, the Planning Commission held a duly noticed
public hearing regarding proposed amendments to Title 22 (“Development Code”) of the
Diamond Bar City Code, Planning Case No. PL2024-51, and adopted Resolution No.
2026-03 recommending City Council approval of said Development Code Amendment;
and
WHEREAS, pursuant to Government Code Section 65090, a notice of at least 1/8
page display was published in the San Gabriel Valley Tribune newspaper on March 6,
2026, and a copy of the public notice was posted at the City’s designated community
posting sites; and
WHEREAS, on March 17, 2026, the City Council held a duly noticed public hearing
regarding the proposed Development Code Amendment; and
WHEREAS, the City Council finds that this Ordinance is subject to the California
Environmental Quality Act (“CEQA”). Pursuant to CEQA Guidelines Section 15164, the
City has prepared Addendum No. 2 to the General Plan EIR (No. SCH 2018051066),
Page 357 of 618
Ordinance No. 04 (2026)
2
which demonstrates that adoption of the ODS would not result in new or substantially
more severe impacts beyond those that were evaluated in the EIR for the City General
Plan 2040; therefore, no subsequent environmental document is required; and
WHEREAS, the documents and materials constituting the administrative record of
the proceedings upon which the City's decision is based are located at the City of
Diamond Bar, Community Development Department, Planning Division, 21810 Copley
Drive, Diamond Bar, CA 91765; and
WHEREAS, the City Council hereby adopts the facts and reasons stated in
Planning Commission Resolution No. 2026-03 recommending City Council approval of
the said Development Code Amendments, a copy of which is on file with the City Clerk
and which is incorporated herein by reference with the same force and effect as if set
forth in full.
NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find,
determine and ordains as follows:
SECTION 1: Chapter 22.19 (Objective Design Standards for Multifamily
and Mixed-Use Development) of Title 22 of the Diamond Bar City Code is hereby added
as follows:
Sec. 22.19.010. – Purpose.
The purpose of this chapter is to establish citywide objective design standards (ODS) to
ensure consistent, transparent, and measurable review of multifamily and mixed-use
residential development projects in accordance with State law. The ODS is intended to
streamline project approvals by providing clear verifiable criteria for design that do not
require subjective interpretation.
Sec. 22.19.020. – Applicability.
The objective design standards will apply to construction projects located anywhere in the
City involving the development or substantial improvement of any of the following:
1. Multifamily residential projects, including duplexes, townhouses, or multifamily
dwellings.
2. Mixed-use projects featuring a combination of multifamily residential or other uses.
All such development shall be subject to the Diamond Bar Objective Design Standards
for Multifamily and Mixed-Use Development, which is on file with the City Clerk, and which
is incorporated by reference into this Section 22.19.020 as if fully set forth herein.
SECTION 2: Subsection (m) of Section 22.80.020 (Definitions of
specialized terms and phrases) of Title 22, Chapter 22.80 of the Diamond Bar City Code
Page 358 of 618
Ordinance No. 04 (2026)
3
is amended to add a new definition for “mixed-use” as follows:
(m) Definitions, “M.” The following definitions are in alphabetical order:
…
Mixed-use. The combination of nonresidential and residential uses located on the same
property as part of a unified development. Mixed-use development may consist of
commercial and residential uses integrated either vertically (vertical mixed-use) in the
same structure or group of structures, or horizontally on the same development site
(horizontal mixed-use) where parking, open spaces, and other development features are
shared. In a residential/commercial mixed-use development, both uses are considered
primary uses of the land.
…
SECTION 3: The City Council hereby adopts the Diamond Bar Objective
Design Standards for Multifamily and Mixed-Use Development, incorporated by reference
in DBCC Chapter 22.19 (Objective Design Standards for Multifamily and Mixed-Use
Development) and attached to this Ordinance as Exhibit 1. The City Council further directs
the City Clerk to maintain a copy of said manual on file in Office of the City Clerk, make it
freely accessible to the public, and to cause a copy of the manual to be posted on the
official City of Diamond Bar website.
SECTION 4: If any section, subdivision, paragraph, sentence, clause or
phrase of this Ordinance is for any reason held to be invalid or unconstitutional, such
decision shall not affect the validity of the remaining portions of this Ordinance. The City
Council hereby declares that it would have passed this Ordinance, and each section,
subdivision, paragraph, sentence, clause and phrase thereof, irrespective of the fact that
any one (or more) section, subdivision, paragraph, sentence, clause or phrase had been
declared invalid or unconstitutional.
SECTION 5: The City Clerk shall attest and certify to the passage and
adoption of this Ordinance within 15 days after adoption, cause it to be published or
posted in accordance with California law, and it shall be effective 30 days after adoption
pursuant to Government Code Section 36937.
APPROVED AND ADOPTED at a regular meeting of the City Council of the City
of Diamond Bar on the ____th day of ____, 2026.
CITY OF DIAMOND BAR
__________________________
Steve Tye, Mayor
Page 359 of 618
Ordinance No. 04 (2026)
4
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Ordinance was duly introduced at a regular meeting of the City Council of the
City of Diamond Bar held on the __th day of ___, 2026, and was finally passed at a regular
meeting of the City Council of the City of Diamond Bar held on the __th day of ____,
2026, by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
Kristina Santana, City Clerk
Page 360 of 618
DIAMOND BAR
California
FOR MULTIFAMILY &
MIXED-USE DEVELOPMENT
FEBRUARY 05, 2026
DIAMOND BAR
OBJECTIVE
DESIGN STANDARDS
DRAFT
EXHIBIT 1
Page 361 of 618
Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ACKNOWLEDGEMENTS
ACKNOWLEDGEMENTS
i
CITY OF DIAMOND BAR
CITY COUNCIL
Steve Tye, Mayor
Ruth M. Low, Mayor Pro Tem
Andrew Chou, Council Member
Stan Liu, Council Member
Chia Yu Teng, Council Member
PLANNING COMMISSION
Brian Worthington, Vice Chairperson
Bill Rawlings, Commissioner
Ruben Torres, Commissioner
Surendra Mehta, Commissioner
Lee Mao, Commissioner
Naila Barlas, Former Commissioner
LEGAL COUNSEL
Omar Sandoval
James H. Eggart
Ricia R. Hager
Dan Cruz
CITY STAFF
Daniel Fox, City Manager
Greg Gubman, Community Development Director
Grace S. Lee, Planning Manager
Mayuko Nakajima, Senior Planner
Rudy Lopez, Assistant Planner
Arlene Laviera, Administrative Coordinator
Page 362 of 618
Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ACKNOWLEDGEMENTS
ii
CONSULTANT TEAM
TORTI GALLAS + PARTNERS, INC
Master Planning and Urban Design
Neal I. Payton, FAIA, FCNU, Principle-in-charge
Rogelio Huerta
Betina Sason
SAPPHOS ENVIRONMENTAL, INC
Environmental
Page 363 of 618
Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
TABLE OF CONTENTS
1. Introduction ...........................................1
1.1 Purpose and Intent .............................2
1.2 Goals .......................................3
1.3 Design Principles ..............................4
1.4 Applicability .................................5
1.5 How to Use This Document .......................7
1.6 Relationship with General Plan and Development Code .9
2. Building Type Standards ................................11
2.1 Introduction .................................12
2.2 Explanation of Standards .......................13
2.3 Allowable Building Types ........................16
2.3.1 Duplex, Triplex, Fourplex ....................17
2.3.2 Townhouse ..............................19
2.3.3 Flex/Loft Building .........................21
2.3.4 Auto Court or Six/Eight Pack ................23
2.3.5 Walk-Up Flats ............................25
2.3.6 Carriage House ...........................27
2.3.7 Small Mixed-Use Building ...................29
2.3.8 Courtyard Multi-Family Building ..............31
2.3.9 Wrap Building ............................33
2.3.10 Urban Block .............................35
2.3.11 Mixed-Use Big Box ........................37
3. Building Articulation Standards. . . . . . . . . . . . . . . . . . . . . . . . . 39
3.1 Purpose ...................................40
3.2 Building Articulation Techniques. . . . . . . . . . . . . . . . . 42
3.3 Transition to Single-Family Residential Districts .....46
3.4 Entrances ..................................46
3.5 Passageways .................................47
3.6 Windows ....................................47
3.7 Roof Standards ...............................47
3.8 Encroachments and Projections .................48
3.9 Shopfronts in Mixed-Use Buildings ...............50
3.10 Colors and Materials ..........................51
4. Frontage Types ......................................53
4.1 Purpose and Intent ..........................54
4.2 Explanation of Standards ......................55
4.3 Shopfronts in Mixed-Use Buildings ................57
4.4 Raised Commercial Terrace in Mixed-Use Buildings ...58
TABLE OF CONTENTS
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TABLE OF CONTENTS
4.5 Stoop .....................................59
4.6 Dooryard ...................................60
4.7 Front Porch ..................................61
4.8 Forecourt ..................................62
4.9 Raised Residential Terrace .....................63
4.10 Urban Frontage .............................64
5. Site and Open Space Standards .........................65
5.1 Purpose and Intent ..........................66
5.2 Grading Standards ............................67
5.3 Outdoor Seating Areas, Cafes and Restaurants in
Mixed-Use Zones ................................68
5.4 Outdoor Furnishings Visible from ROWs Applicable to
Mixed-Use Zones ................................68
5.5 Landscape Standards .........................69
5.6 Common Open Space ...........................70
5.7 Interior Courtyards ............................70
5.8 Fences, Hedges and Walls .......................71
5.9 Retaining Walls ...............................71
5.10 Vehicular Parking ............................72
5.11 Loading Areas ...............................72
5.12 Bicycle Parking Standards ......................72
5.13 Service and Auxiliary Equipment .................73
5.14 Exterior Lighting .............................73
6. Architectural Styles ..................................75
6.1 Intent .....................................76
6.2 Main Street Commercial ........................77
6.3 Spanish Revival ..............................83
6.4 Craftsman ...................................87
6.5 Art Deco ....................................91
6.6 California Contemporary ........................97
7. Glossary of Terms ...................................103
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FIGURES
FIGURES
2. Building Type Standards
2-1 Key Building Type Elements ..........................14
2-2 Maximum Footprint per Story Diagram .................15
2-3 Common Open Space Diagram ........................15
2-4 Duplex, Triplex, Fourplex Diagram ....................17
2-5 Duplex, Triplex, Fourplex Illustrative Photo .............18
2-6 Townhouse Diagram ...............................19
2-7 Illustration of a Townhouse Stacked over a
Separate Flat ......................................20
2-8 Townhouse Illustrative Photo .......................20
2-9 Section of a Townhouse ...........................20
2-10 Section of a Townhouse Wrapping the Podium
of Garage .........................................20
2-11 Section of a Townhouse on a Sloping Site .............20
2-12 Section of a Townhouse Not Permitted ...............20
2-13 Flex/Loft Building Diagram .........................21
2-14 Flex/Loft Building Illustrative Photo ..................22
2-15 Auto Court or Six/Eight Pack Diagram .................23
2-16 Auto Court or Six/Eight Packt Illustrative Photo .........24
2-17 Auto Court or Six/Eight Pack Illustrative Photo .........24
2-18 Walk-Up Flats Diagram ............................25
2-19 Walk-Up Flats Illustrative Photo .....................26
2-20 Carriage House Diagram ...........................27
2-21 Concept Rendering of Carriage House .................28
2-22 Carriage House Illustrative Photo ....................28
2-23 Small Mixed-Use Building Diagram ...................29
2-24 Small Mixed-Use Building Diagram ..................30
2-25 Small Mixed-Use Building Illustrative Photo ...........30
2-26 Courtyard Multifamily Building Diagram ...............31
2-27 Courtyard Building Illustrative Photo .................32
2-28 Wrap Building Diagram ............................33
2-29 Wrap Building Illustrative Photo ...................34
2-30 Urban Block Diagram .............................35
2-31 Urban Block Illustrative Photo .......................36
2-32 Urban Block Illustrative Photo ......................36
2-33 Mixed-Use Big Box Diagram .........................37
2-34 Mixed-Use Big Box Illustrative Photo ................38
2-35 Mixed-Use Big Box Illustrative Photo ................38
3. Building Articulation Standards
3-1 Multiple Variations of Same Style ...................42
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FIGURES
3-2 Mixed-Use Building Articulated with Corner ............42
3-3 Horizontal Articulation Diagram ....................43
3-4 Vertical Articulation Diagram .......................43
3-5 Architectural Projections Diagram ..................43
3-6 Architectural Recessions Diagram ...................44
3-7 Façade Differentiation Diagram .....................44
3-8 Architectural Style Differentiation Diagram ............44
3-9 Base, Middle, and Top Articulation Diagram ............45
3-10 Illustrative Diagram .............................46
3-11 Entrances ......................................46
3-12 Windows .......................................47
3-13 Variety of Rooflines Illustrative Photo ................47
3-14 Encroaching Habitable Space ......................48
3-15 Projecting Canopies .............................49
3-16 Encroachment and Projections Diagram ..............49
3-17 Illustrative Photo of Shopfronts in Mixed-Use Buildings ..50
3-18 Minimum Frontage Glazing Diagram .................50
3-19 Changes of Colors and Materials Illustrative Photo .......51
4. Frontage Types
4-1 Shopfronts in Mixed-Use Buildings Illustrative Photo ......57
4-2 Shopfronts in Mixed-Use Buildings Conceptual Plan ......57
4-3 Shopfronts in Mixed-Use Buildings Illustrative Section .....57
4-4 Raised Commercial Terrace Illustrative Photo ..........58
4-5 Raised Commercial Terrace Conceptual Plan ...........58
4-6 Raised Commercial Terrace Illustrative Section .........58
4-7 Stoop Illustrative Photo ...........................59
4-8 Stoop Conceptual Plan ............................59
4-9 Stoop Illustrative Section .........................59
4-10 Dooryard Illustrative Photo ........................60
4-11 Dooryard Conceptual Plan .........................60
4-12 Dooryard Illustrative Section ......................60
4-13 Front Porch Illustrative Photo .......................61
4-14 Front Porch Conceptual Plan ........................61
4-15 Front Porch Illustrative Section .....................61
4-16 Forecourt Illustrative Photo .......................62
4-17 Forecourt Conceptual Plan ........................62
4-18 Forecourt Illustrative Section ......................62
4-19 Raised Residential Terrace Illustrative Photo ..........63
4-20 Raised Residential Conceptual Plan .................63
4-21 Raised Residential Terrace Illustrative Section .........63
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FIGURES
4-22 Urban Frontage Illustrative Photo ...................64
4-23 Urban Frontage Conceptual Plan ....................64
4-24 Urban Frontage Illustrative Section .................64
5. Site and Open Space Standards
5-1 Illustrative Photo of Terrace Frontage ..................67
5-2 Illustrative Photo Showing Outdoor Seating Areas, Cafes and
Restaurants in Mixed-Use Conditions ....................68
5-3 Illustrative Photo Showing Street Furnishings in Mixed-Use
Conditions ........................................68
5-4A Two Tiers of Planting ............................69
5-4B Three Tiers of Planting ..........................69
5-5 Common Open Space Illustrative Photo ................70
5-6 Interior Courtyard Illustrative Photo ..................70
5-7 Hedge Screening Service Area .......................71
5-8 Service and Auxiliary Equipment Illustrative Photo .......73
6. Architectural Styles
6-1 Main Street Commercial Illustrative Photo ..............77
6-2 Main Street Commercial Illustrative Photo ..............77
6-3 Rectangular Form Percentage Diagram .................78
6-4 Large Windows Ground Floor ........................78
6-5 Decorative Brick ..................................78
6-6 Single Plane .....................................78
6-7 Cornice .........................................78
6-8 Parapet and Cornice ...............................78
6-9 Awnings at Commercial Frontage .....................79
6-10 Canopy Frontage .................................79
6-11 Roof with Detailed Parapet .........................79
6-12 Main Street Commercial Elements Diagram
(Ground Floor Commercial) ............................80
6-13 Main Street Commercial Elements Diagram
(Ground Floor Residential) .............................81
6-14 Spanish Revival Illustrative Photo ...................83
6-15 Spanish Revival Illustrative Photo ...................83
6-16 Volumetric Composition Diagram ...................84
6-17 Painted Base with Recess .........................84
6-18 Single Plane Composition .........................84
6-19 Balcony Overextending Sidewalk ....................84
6-20 Parapet with Flat Roof ..........................84
6-21 Clay Tile with No Eave ............................84
6-22 Spanish Revival Elements Diagram ..................86
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6-23 Craftsman Illustrative Photo ........................87
6-24 Craftsman Illustrative Photo ........................87
6-25 Masonry and Stone Base ..........................88
6-26 Gutter and Downspout ...........................88
6-27 Paired Openings Composed Horizontally ..............88
6-28 Painted Shingles Over Siding ......................88
6-29 Space Betweem Columns and Piers ..................88
6-30 Craftsman Illustrative Photo ......................88
6-31 Craftsman Illustrative Photo .......................89
6-32 Bracketing of a Roof Gable ........................89
6-33 Craftsman Elements Diagram ......................90
6-34 Art Deco Illustrative Photo .........................91
6-35 Art Deco Illustrative Photo .........................91
6-36 Art Deco Illustrative Photo .........................92
6-37 Ground Floor as Base .............................92
6-38 Art Deco Illustrative Photo .........................92
6-39 Art Deco Illustrative Photo .........................92
6-40 Extensions with Metal Panels .......................92
6-41 Undulating Parapet ...............................92
6-42 Stepped-Back Volumes ............................93
6-43 Art Deco Illustrative Photo .........................93
6-44 Art Deco Elements Diagram (Ground Floor Commercial) ..94
6-45 Art Deco Elements Diagram (Ground Floor Residential) ..95
6-46 California Contemporary Illustrative Photo ............97
6-47 California Contemporary Illustrative Photo ............97
6-48 Example of a Base Articulated as Glass Panels ........98
6-49 Example of California Contemporary Townhouse .......98
6-50 California Contemporary Illustrative Photo ...........98
6-51 Different Materials Identify Different Façade Planes .....98
6-52 Roof Articulated with Projected Metal Overhang
Serving as a Cornice .................................98
6-53 California Contemporary Illustrative Photo ...........98
6-54 California Contemporary Illustrative Photo ...........99
6-55 California Contemporary Elements Diagram
(Ground Floor Commercial) ............................100
6-56 California Contemporary Elements Diagram
(Ground Floor Residential) ............................101
7. Glossary of Terms
7-1 Isometric View of a Podium .........................109
FIGURES
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TABLES
TABLES
1. Introduction
1-1 ODS Consistency Criteria ............................6
1-2 Step by Step Selection of Applicable Standards ..........8
2. Building Type Standards
2-1 Building Type Matrix ...............................16
2-2 Height in Stories for Courtyard Multifamily Building ......31
2-3 Height in Stories for Wrap Building ....................33
2-4 Height in Stories for Urban Block .....................35
2-5 Height in Stories for Mixed-Use Big Box ................37
3. Building Articulation Standards
3-1 Building Articulation Standards Matrix ................42
4. Frontage Types
4-1 Frontage Type Matrix .............................56
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INTRODUCTION 1
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2Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
INTRODUCTION • PURPOSE AND INTENT
INTRODUCTION
1.1 Purpose and Intent
The Objective Design Standards (ODS) that follow are applicable to proposals for multifamily housing or mixed-
use development in the City of Diamond Bar. They are not applicable to projects without multifamily housing.
Their purpose is to set the minimum design standards required to assure that new development contributes to
a “sense of place.”
All projects will be evaluated and based on their adherence to the ODS through a Development Review process
that includes a mandatory checklist of applicable ODS.
The images in this document are for Illustrative purposes, only provided to illustrate intent.
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3 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
INTRODUCTION • GOALS
1.2 Goals
The Goals of these ODS are as follows:
Goal 1: Comply with state mandates to implement new Objective Design Standards for eligible
multifamily housing and mixed-use development projects.
Goal 2: Ensure that appropriate Objective Design Standards are in place for housing development
projects eligible for streamlined ministerial review pursuant to California Government Code
Section 65913.4 and other State laws.
Goal 3: Ensure building placement and Frontage along existing or proposed streets reflects the
intended character.
Goal 4: Establish architectural standards for larger buildings to mitigate overall mass and ensure
visual interest from all public vantage points.
Goal 5: Create human-scaled development that contributes to pedestrian-oriented streets and
boulevards in mixed-use zoning districts.
Goal 6: Provide design details and illustrations that are prescriptive and objective.
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4Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
INTRODUCTION • DESIGN PRINCIPLES
1.3 Design Principles
Principle 1: Maintain—and in some cases, elevate—architectural variety, integrity, and quality.
Principle 2: Ensure that streets and spaces with high volumes of pedestrian traffic are
comfortable, protected from the sun, and visually and physically engaging at the ground level.
Principle 3: Create architectural variation along a Block Front through diversity of massing,
articulation, and architectural detailing.
Principle 4: Animate building edges on the ground floor to create an inviting Public Realm and
pedestrian friendly environment and to support multi-modal development and mobility.
Principle 5: Orient building Façades to frame the streets and other Public Spaces and to take
advantage of natural features such as sunset, sunrise, mountain views and the like.
Principle 6: Provide graceful transitions between larger-scale format of multifamily structures
and adjacent smaller scale single-family housing.
Principle 7: Provide standards such that new buildings can sit comfortably adjacent to existing
buildings of varied styles.
Principle 8: Provide off-street parking in surface lots or garages at the rear of buildings so that
parking does not dominate the built environment.
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5 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
1.4 Applicability
Title 22 of the Diamond Bar City Code (DBCC) (“Development Code”) establishes a Development Review process
for new multifamily housing when a proposed project is determined to be consistent with the City’s General Plan,
applicable Specific Plan or Zoning District regulations, and conforms with the City’s Objective Design Standards.
These Objective Design Standards will apply to construction projects located anywhere in the City involving the
development or substantial improvement of any of the following:
1. Multifamily residential projects, including duplexes, townhouses, or multifamily dwellings.
2. Mixed-use projects featuring a combination of multifamily residential and other uses.
1.4.1 Substantial Improvement
Objective Design Standards apply to any substantial improvement to existing multifamily or mixed-use
development where any extension, repair, reconstruction or other improvement of a property, the cost of which
equals or exceeds fifty (50) percent of the fair market value or assessed value of a property either before the
improvement started or, if the property has been damaged, before the damage occurred. Any and all building
additions to buildings for which these standards are applicable shall match the style and details of the main
structure.
1.4.2 Non-Applicability
Single-family homes and projects with no residential component are not subject to these standards.
INTRODUCTION • APPLICABILITY
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INTRODUCTION • CHECKLIST FOR STREAMLINED REVIEW
Table 1-1: ODS Consistency Criteria
• Orient building Façades to frame
streets/Public Spaces to promote a
pedestrian-friendly environment
• Buildings are located at the front of
the lot and face the street
• Incorporate building entrances and
windows along the Façade
Human-Scaled
Environment
(Principle 4 and
Goal 5; see sections
2.1-2.12)
Appropriate Use of
Building Types (Goal 4;
see section 3.1-3.13)
Architectural Style
(Principle 1; see
Chapter 7)
Building Articulation
and Massing
(Principles 3 and 4;
see sections 4.1, 4.2
and 4.4)
Appropriate Transitions
with Adjacent Buildings
(Principles 6 and 7; see
Section 4.3)
Appropriate Frontage
Types (Goal 3 and 4;
5.1-5.10)
Common and Private
Open Space (Principles
2, 5 and 8; Section 6.5)
• Building(s) adheres to the type-
specific standards/guidelines of the
following: maximum Façade Width,
pedestrian access, parking, outdoor
space, landscape, Frontage Types
and building massing
• Design features and detailing
are consistent with the selected
Architectural Style
•Create visual interest and break
up the overall massing of larger
buildings
•Well-articulated and detailed
Façades
• Appropriate transitions are
provided between building(s)
and adjacent single-family
neighborhoods
• Building Frontages address the land
use context and street environment
appropriately
• Building Frontages do not address land
use and street context appropriately
• Scale and massing of development
does not respond to existing context or
architectural character
• Façades are long, blank walls with little
detailing
• Little to no horizontal and vertical
articulation
• Provides Common Open Space that
is an amenity for residents
• Private Open Space with a patio
area or balconies for residents living
above the ground floor
• Common Open Space is not integrated
into the overall design of the project
• Balconies are not incorporated into
residential units on upper floors
• Buildings are separated from the street
by parking areas
• Lack of windows/entrances along the
Façade to provide a conducive walking
environment
• Building(s) do not adhere to the type-
specific standards and do not create a
human-scaled and pedestrian-oriented
environment
• Design features and detailing are not
representative of the Architectural Style
selected
Design Principles Consistent Not Consistent
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INTRODUCTION • HOW TO USE THIS DOCUMENT
1.5 How to Use This Document
This document provides Objective Design Standards (ODS) to ensure consistent, transparent, and measurable
review of development projects in accordance with California State law. These standards are intended to
streamline project approvals by providing clear, verifiable criteria for design that do not require subjective
interpretation. They assume compliance with the underlying zoning except as noted herein.
To effectively use this document:
1. Understand the Structure of the Document
The standards are organized by design components—such as layout, massing, Façade Width, entrance
locations, open space, and landscaping—tailored to each menu of options. Each section includes:
a. Purpose Statement: Explains the design intent.
b. Objective Standards: Measurable and enforceable requirements.
c. Illustrations (if applicable): Visual examples to clarify standards.
d. Capitalized words or phrases are defined in the Glossary. See Chapter 7.
2. Use these Standards During Project Design
Project teams should reference these Standards early in the design process. Each applicable standard
must be met as written, without need for discretionary interpretation.
3. Select Applicable Building and Frontage Types as well Building Articulation and Massing Standards
and Architectural Styles. (See Table 1-2: Step by Step Selection of Applicable Standards)
Before using the detailed design standards, applicants must select from a menu of applicable Building
Types, Building Articulation and Massing Standards, Frontage Types, and Architectural Styles for their
project site. Choosing from the appropriate types ensures that the project is matched with the correct
set of standards in the guide. In many cases, zoning regulations, site context, overlay districts or Specific
Plans may limit or guide the allowable types. Applicants shall also comply with the Site and Open Space
Standards.
The selection of standards is described in Table 1-2 as a series of steps. This step-by-step method is offered
for clarity only as it is understood that architectural design is not a linear process.
4. Prepare Submittal Materials Accordingly
Clearly document how each applicable standard is met using diagrams, plans, elevations, and written
justifications. This will speed up the review process and reduce requests for clarification.
5. City Review Process
City staff will review your project strictly against the objective standards. If all standards are met, the
project will be referred to the applicable review authority with a recommendation for approval.
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8Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Step 1 Determine Applicable
Building Type Chapter 2
Refers to the general massing and configuration of the
structure (e.g., Townhouse, courtyard apartment, Wrap
building, Podium building). Each type has its own dimensional
and design parameters.
Step 2
Determine Applicable
Building Articulation
Standards
Chapter 3
Refers to the requirements for building articulation and
massing. These requirements ensure that buildings maintain
appropriate scale, provide visual variety, and contribute
positively to the character of streets and neighborhoods —
without relying on subjective design opinions.
Step 3
Determine Applicable
Frontage Type
Standards
Chapter 4
Refers to how the building addresses the Public Realm or
street (e.g., Shopfront, porch, Stoop, Forecourt). The selected
Frontage dictates the rules for entries, transparency, Setbacks,
and other elements at the street edge.
Step 4
Check compliance
with Site and Open
Space Standards
Chapter 5
Are applicable to all Building Types and regulate functional
aspects of building form such as materials, lighting, service,
parking and auxiliary spaces, landscape and outdoor space
design. This section is intended to ensure that development is
consistent with the goal of creating a human-scale mixed- use
environment in which each individual building furthers the
overall vision.
Step 5
Determine Applicable
Architectural Style
Standards
Chapter 6
Applicants must choose an Architectural Style from the set
of styles allowed. Architectural Style provides a consistent
visual language for detailing, proportions, and materials—and
when defined objectively, it ensures predictable, high-quality
outcomes without relying on subjective design review.
INTRODUCTION • HOW TO USE THIS DOCUMENT
Table 1-2: Step by Step Selection of Applicable Standards
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9 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
1.6 Relationship with General Plan and Development Code
This document is incorporated by reference into the Development Code. If any standards, terms or other
provisions from these ODS are found to be in conflict with objective standards set forth in other provisions of the
Development Code and not specifically called out as superseding those standards, the standards set forth in the
Development Code shall govern.
A. General Plan
The General Plan contains objective standards related to development Density for all land uses in the City. The
Objective Design Standards in this document are consistent with the General Plan and dictate the bulk, mass, and
design of buildings in a more fine-grained way than the General Plan.
B. Zoning
The Development Code located in Title 22 of the City Code contain standards that define Floor Area Ratio (FAR)
and land use will continue to dictate basic development standards, and these ODS will apply as part of the
Development Code, providing refinement in terms of site and building design.
C. Other City Code Sections
The City also maintains and enforces standards related to stormwater drainage, Roadway and traffic
requirements, hillside development, and standards for work within the public right-of-way to install sidewalks,
street trees, and lighting. All construction is subject to Title 15 of the City Code which incorporates the California
Building Code with local amendments.
These standards will continue to apply unless specifically superseded in this document.
INTRODUCTION • RELATIONSHIP WITH GENERAL PLAN AND DEVELOPMENT CODE
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BUILDING TYPE
STANDARDS 2
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12Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS
2.1 Introduction
To support a variety of household types and foster a rich, diverse built environment, these Objective Design
Standards promote a broad range of Building Types. Options include Townhouses, flex/lofts, walkups, Courtyard
Buildings, urban Block structures, and wrap buildings. Additional standards address mixed-use configurations
compatible with these residential types.
Once a specific Building Type is selected, the development must conform to its associated standards, including
maximum Façade Width, pedestrian access, parking, common open space, landscaping, Frontage Types, and
overall massing.
These standards are designed to encourage architectural diversity and ensure all buildings contribute to an
active Public Realm while providing private outdoor amenities—such as gardens, courtyards, and porches—
where appropriate.
While there is flexibility in selecting Building Types within each Block or zoning district, only certain types may
be appropriate depending on adjacent uses and other constraints. In the absence of a specific plan, applicants
in mixed-use zones must submit a site plan that defines Block layouts and identifies at least two Building Types
per Block. This requirement does not apply to developments within multifamily zones.
BUILDING TYPE STANDARDS • INTRODUCTION
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13 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
2.2 Explanation of Standards
This chapter provides standards for the following
eleven Building Types.
For each Building Type, the standards described below
are provided. See Table 2-1 for a summary of Building
Types.
These standards are intended to avoid monotonous
building designs in favor of more varied designs with
reduced bulk at the upper stories. The Building Type
standards cover the following:
A. Intent Statement
This statement defines and describes the
development intent and typical characteristics for
the respective Building Type.
B. Applicability
This statement explains whether the type is
permitted solely in mixed-use zones, or in both
mixed-use and multifamily zones.
C. Façade Width
Façade Width standards regulate the maximum
width of a building. However, this dimension may
be exceeded if one of the following strategies is
employed:
Strategy 1
1. The building is designed to appear as two or
more buildings, with distinct entries for each
Apparent Building, and such that the space
between each Apparent Building is at least 20
feet in width. These buildings may be connected
above the ground floor via corridor “bridges”
that are set back a minimum of 25 feet from the
Façade Plane.
Strategy 2
2. Utilize any four of the following techniques:
a. Provide a material change for the entire Height
of the massing element.
b. Provide a change in the overall type, size,
spacing, or proportion of windows or
Fenestration system or change in sill Heights
and head conditions.
c. Provide a change in Façade Composition
including roof Heights, and roof types. For
example, placing a symmetrical Façade next to a
Façade with a repetitive bay system that is not
symmetrical would comply with this standard.
d. Provide a change in building Height by at least
10 feet or one-Story.
e. Provide separate and additional primary entries
from the street.
f. Provide a change in Architectural Style.
D. Building Height & Massing
Height standards regulate the maximum building
Height. Building Height shall be defined pursuant to
the Development Code.
Some Building Types require horizontal or vertical
Plane Breaks or both (see also Figure 2-1).
Horizontal Plane Breaks shall not alleviate
the minimum Building Frontage Occupancy
requirements. Building Façades facing Build-to
Lines shall provide Plane Breaks in a manner
such that the overall Building Frontage meets
the minimum Building Frontage Occupancy
requirements. Plane Breaks are only required at
street-facing Façades.
Furthermore, a maximum allowed Footprint per
Story is presented for certain Building Types. The
maximum allowable Footprint per Story limits
the percentage of occupiable space per building
Story in relationship to the building’s ground-
floor Footprint. For example, a four-Story building
that limits the maximum allowable Footprint of
the fourth Story to 60 percent may satisfy this
requirement by providing stepbacks, decks, patios,
building articulation, or similar massing strategies
that ensure that the fourth Story occupies no more
than 60 percent of the building. Balconies shall
count toward the maximum allowable Footprint
unless there is at least 18 feet of vertical airspace
between each balcony deck and floor unit.
BUILDING TYPE STANDARDS • EXPLANATION OF STANDARDS
Page 384 of 618
14Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • EXPLANATION OF STANDARDS
A
Figure 2-1 - Key Building Type Elements
Plane Break:
The area of the building where the plane of the Façade
varies in depth, represents a Plane Break.
is a Horizontal Plane Break.
is a vertical Plane Break.
Common Open Space:
Each Building Type requires the Lot Area to be
occupied by a certain percentage of green space area,
which can be accommodated in a variety of ways, for
instance through gardens, yards, patios, courtyards,
etc. as described on each Building Type page.
Maximum Footprint per Story:
The floor area of upper stories shall be less than the
area of the building Footprint at grade as indicated by
the maximum allowed Footprint per Story charts on
each Building Type page.
Frontage Type:
Each building has certain Façade conditions that
are called Frontage Types. Each Frontage interacts
differently with the street and therefore is appropriate
for different areas and Building Types.
A
B
B
Maximum Upper Level Building Frontage Occupancy:
Some Building Types have limitations on the
percentage of the building front that can be occupied
above 45 feet in Height. A standard may limit upper
levels to 80% of a Frontage, requiring either a break
in Frontage or a Setback of the Building Face by a
minimum of 8 feet.
Page 385 of 618
15 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • EXPLANATION OF STANDARDS
E. Maximum Upper-Level Frontage
Occupancy
Certain Building Types have limitations on the
percentage of the Building Frontage that can be
occupied above 45 feet in Height, where such
heights are permissible. These standards are
included in order to provide more variety and
visual interest at the upper levels. The upper-level
Frontage Occupancy is based on the ground-floor.
F. Frontage Types
This standard lists which Frontage Types are
permitted for each Building Type.
G. Pedestrian Access & Entries
This standard regulates the location and
orientation of building entries.
H. Parking
Building Type parking standards provide parking
design regulations that are specific to each Building
Type.
I. Common Open Space
1. Each Building Type requires a specific amount
of outdoor space to be designated on site.
Ground floor Setbacks less than 15 feet in depth
shall not count towards fulfilling the outdoor
space requirement.
2. Required outdoor space may either be private,
only accessible to the occupants, or open to the
general public. Outdoor space may be located
at grade, atop a Podium or at the rooftop
unless the location is restricted by the selected
Building Type. Regardless of location, the design
of outdoor space shall maximize solar access.
3. Required outdoor space can be shared between
adjacent Building Types, as long as the
cumulative minimum requirements for each
type are satisfied.
J. Landscape
The landscape standards regulate the design of
common open space including the amount of
common open space that is required to be planted
with vegetation.
Site
Ground Floor
Footprint
Figure 2-2 - Maximum Footprint per Story Diagram
The maximum Footprint per Story is computed based on the
building’s ground floor Footprint, not the overall site area.
Figure 2-3 - Common Open Space Diagram
Adjacent buildings may combine the required outdoor spaces
into one shared space provided the cumulative minimum
requirements for each building is met.
Building 1 Building 2
Common Open Space
Page 386 of 618
16Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • ALLOWABLE BUILDING TYPES
Table 2-1: Building Type Matrix
Building Type Typical Height Frontage Width
Common Uses
(Land use shall
conform with
Zoning Ordinance)
1 Duplex/Triplex/
Fourplex 1-3 Stories 50-90 feet Small Multifamily
2 Townhouse
(Attached Row)2-4 Stories
18-26 ft/unit
(Maximum string
length is 200 feet)
Residential, fee simple ownership
3
Flex/Loft or
Shopfront, Live-
Work
2-4 Stories 18-26 ft/unit Small business + Residential
4 Auto Court or Six/
Eight Pack 2-4 Stories Varies Rental or Condo Multifamily
5 Walk-Up Flats 2-3 Stories 75-150 feet Rental or Condo Multifamily
6 Carriage House 2-3 Stories 50-120 feet
Used to line the rear of edge parking
lots of apartment communities where
those parking lots front streets or
alleys
7 Small Mixed-Use
Building 2-3 Stories 50-100 feet
Along sites fronting commercial
corridors where ground floor retail is
desired
8 Courtyard
Multifamily 3-5 Stories 50-75 feet Rental or Condo – Multi-family with
Ancillary Mixed-Use
9 Wrap Building 4-6 Stories 150-250 feet
Residential wrapped around struc-
tured parking, often with ground
floor retail
10 Urban Block 3-5 Stories
(Over Podium)100-200+ feet Mixed-use, residential above retail
11 Mixed-Use Big Box 55-75 feet Up to 300 feet Residential over a large format retail
store
2.3 Allowable Building Types
Allowable Building Types are as described in this section, 2.3 and summarized in Table 2-1.
Page 387 of 618
17 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • DUPLEX, TRIPLEX, FOURPLEX
2.3.1 Duplex, Triplex, Fourplex
A. Intent Statement
A structure that consists of two to four primary
dwelling units.
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
Maximum Façade Width is 90 feet.
D. Building Height & Massing
1. Maximum Height is Three stories.
2. The second and third stories may occupy the
full ground floor Footprint area.
3. Attic space may be occupied and not count
as a Story. Occupiable attic space shall not
exceed fifty percent (50%) of the ground floor
Footprint area.
4. Building Faces abutting side streets or yards
shall provide at least 1 Horizontal Plane Break of
at least three feet, and one vertical Plane Break
of at least two feet.
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
1. Permitted Frontage Types for street facing
units: Front Porch and Stoop. (See Sections 4.5
and 4.7)
2. No specified Frontage types are required for
non-street or paseo facing units.
G. Pedestrian Access & Entries
1. At least one (1) Primary Entrance to a dwelling
unit shall be accessed directly from and face the
street or paseo.
2. Where an alley is not present, parking and
services shall be accessed by a Driveway,
consistent with DBCC Section 22.30.080.
3. On a corner lot without access to an alley,
parking and services shall be accessed from the
side street, by a Driveway consistent with DBCC
Section 22.30.080.
4. Buildings that do not front a street must front
a courtyard or paseo and have at least one
Primary Entrance to a dwelling unit accessed
directly from the courtyard.
5. Multiple front doors shall not be placed within
10 feet of one another unless there is a porch-
at least six feet in depth in front of them.
H. Parking
1. Parking may be accommodated at grade on the
lot, in a common surface lot, in a carport, in a
garage on the lot, or in a common garage.
2. Tandem spaces are permitted.
3. Parking shall be at the rear of the lot or in the
middle of the Block, separated and screened
from view from the street.
4. Where parking is integral with the building,
garage doors shall not face the primary street
but may face a secondary street if the building
is on a corner lot.
Figure 2-4 - Duplex, Triplex, Fourplex Diagram
MAX
9
0
’
Page 388 of 618
18Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 2-5 - Duplex, Triplex, Fourplex Illustrative Photo
BUILDING TYPE STANDARDS • DUPLEX , TRIPLEX, FOURPLEX
5. Guest parking spaces may be accommodated
with on-street spaces along streets and
alleyways adjacent to the building. All on-
street parking shall be subject to all applicable
regulations, including the Development Code
and California Vehicle Code.
6. Where parking abuts a side street, it shall be
screened from view pursuant to DBCC Section
22.30.070(8).
I. Common Open Space
1. At least 15 percent of the Lot Area shall be
provided as common open space.
2. Common Open space types that count toward
the satisfaction of the required amount of
outdoor space are porches, patios, verandas,
balconies, yards, and decks.
3. Landscaped outdoor space shall be planted with
native or adapted landscape.
4. Where courtyards are used to satisfy open
space requirements, the courtyard shall be
enclosed on at three sides by building walls
or shall include at least one building or unit
entrance on each side of the courtyard.
5. Common Open Spaces
a. Each residential unit shall be provided a
direct, pedestrian path of travel to common
open spaces.
b. Amenities that may be counted toward open
space requirements: tot lot/play structure,
community garden, picnic tables and BBQ
area, swimming pool, indoor recreation
facility, sport courts, and natural open
space.
J. Landscape
All outdoor space shall be landscaped or
Hardscaped.
K. Additional Standards
1. Where a project includes no more than two
buildings, the buildings may be identical in
design
2. Where more than two buildings are on a site,
no more than two may be designed as identical
and must differ by meeting at least four of the
criteria identified in Section 3.2.
Page 389 of 618
19 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • TOWNHOUSE
Prim
a
r
y
S
t
r
e
e
t Side Street2.3.2 Townhouse
A. Intent Statement
A structure that consists of at least three
primary residences with common walls, side by
side along the Building Frontage. The structure
has parking behind the building, either integrated
with the building or in surface spaces accessed
from an alley. Alternatively, parking may be part
of a structure shared with other Building Types.
Townhouses may also wrap the base of a Podium.
(See Figure 2-10).
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
1. Maximum of 26 feet for each Townhouse unit,
except that the Façade Width of a Townhouse
on Block corners may be up to 45 feet per
Frontage.
2. The maximum length of a string of attached
Townhouses is 200’.
D. Building Height & Massing
1. See DBCC Section 22.08.040 for Height limits
in the multifamily zones. In mixed-use zones,
the maximum Height shall be 45 feet. See DBCC
Section 22.16.060 for Height measurement and
Height limit exceptions. Notwithstanding the
foregoing, where topography requires a Stoop
to access the ground floor, the Height shall
be measured from the top of the Stoop. (See
Section 4.5)
2. Façade Strings shall have at least one
Encroachment per 100 linear feet, such as a
porch, balcony, or Plane Break. The combined
length of Plane Breaks shall occupy at least 10
percent of the Façade length.
3. Building Faces abutting side streets or yards
shall provide at least one Horizontal Plane
Break of at least three feet, and one vertical
Plane Break of at least two feet.
4. In a three-Story building, a two-Story
Townhouse may be stacked over a separate
ground- floor unit. (See Figure 2-7)
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
Permitted Frontage Types: Stoop, Dooryard (See
Sections 4.5 and 4.6).
G. Pedestrian Access & Entries
The Primary Entrance shall be accessible directly
from the street, through the Frontage or from the
fronting paseo.
H. Parking
1. Garages shall accommodate no more than two
cars and shall be integrated into the back of the
Townhouse, behind a habitable room.
2. Parking may be accommodated on surface lots,
behind the structure.
3. Podium parking is permitted, in which case a
unit may also be accessed from the parking
area or internal building corridor, and no
individual garage parking is required.
MA
X
2
0
0
’FRONTING PASEO35’-45’
MAX
Figure 2-6 - Townhouse Diagram
Page 390 of 618
20Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • TOWNHOUSE
Figure 2-8 - Townhouse Illustrative Photo
Figure 2-7 -Illustration of a Townhouse Stacked over a
Separate Flat
Figure 2-10 - Section of a Townhouse Wrapping the Podium
of Garage
Figure 2-9 - Section of a Townhouse
Figure 2-11 - Section of a Townhouse on a Sloping Site
Figure 2-12 - Section of a Townhouse Not Permitted
4. Parking in garages or perpendicular spaces
accessed from the front of the building are not
permitted.
I. Common Open Space
1. Amount required. At least 10 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the required amount of open
space are: elevated Terraces, patios, verandas,
balconies, yards, decks, and roof gardens
3. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments, as permitted in Section 3.8,
and any Shade Structures within the space.
J. Landscape
All common open space shall be landscaped or
Hardscaped.
Habitable Room
Permitted Outdoor
Space
2-STORY 2-STORY
Garage
Garage
GarageTownhouse
Townhouse
Front
Front
Front
ENTRANCE TO
1-STORY FLAT
2-STORY Townhouse ENTRANCES
Front
1-STORY
FLAT
Page 391 of 618
21 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • FLEX/LOFT BUILDING
2.3.3 Flex/Loft Building
A. Intent Statement
Flex/Loft Building is a structure in which each
unit functions as an integrated residence and
work space. These units are typically arranged
side by side along the Principal Frontage and are
designed or structurally modified to accommodate
joint residential and work occupancy. Flex/Loft
Buildings may also wrap the base of a Podium
structure.
B. Applicability
Mixed-use zones only.
C. Façade Width
1. A maximum of 30 feet for each flex/loft unit.
Except that the Façade Width of a Flex/Loft
Building on Block corners may be up to 45 feet
Frontage.
2. The maximum number of attached flex/loft
units is a 10-Façade String.
D. Building Height & Massing
1. Maximum Height shall be 45 feet.
2. Façade Strings shall have at least one
Encroachment per 100 linear feet, such as a
porch, balcony, or Plane Break. The combined
length of Plane Breaks shall occupy at least 15
percent of the Façade length.
3. Building Faces abutting side streets or yards
shall provide at least one Horizontal Plane
Break of at least three feet, and one vertical
Plane Break of at least two feet.
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
Permitted Frontage Types: Shopfront, Commercial
and Residential Terrace, Dooryard (See Sections
4.3, 4.4, 4.6, 4.9).
G. Pedestrian Access & Entries
The Primary Entrance shall be accessible directly
from the street, through the Frontage, except
that primary residential entries may be accessed
through work space, through a fronting paseo
between units, or from the rear.
H. Parking
1. Individual garage parking may be integrated
into the back of the Flex/Loft Building but must
be behind a habitable room.
2. Parking may be on a surface lot behind the
structure.
MAX 10 UNIT
S
45’
MAX
Figure 2-13 - Flex/Loft Building Diagram
Page 392 of 618
22Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 2-14 - Flex/Loft Building Illustrative Photo
BUILDING TYPE STANDARDS • FLEX/LOFT BUILDING
I. Common Open Space
1. Amount required. At least 15 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the required amount of open
space are: elevated Terraces, patios, verandas,
balconies, yards, decks, and roof gardens.
3. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments, as permitted in Section 3.8,
and any Shade Structures within the space.
J. Landscape
All common open space shall be landscaped or
Hardscaped.
Page 393 of 618
23 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • AUTO COURT OR SIX/EIGHT PACK
2.3.4 Auto Court or Six/Eight Pack
A. Intent Statement
A building or an arrangement of buildings that
contains between six and eight residential units
that share a common Driveway. The primary
pedestrian access shall be located from a Street,
Open Space or Common Walkway. In mixed-use
zones, the ground floor of each unit may include
ground-floor retail or commercial uses. Auto
Courts may be paired, creating common walkways
or courtyards. However, this pairing is permitted
no more than three times in a row. Services,
utilities and trash container areas shall be located
on the Common Driveway.
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
The width of the Façade may vary.
D. Building Height & Massing
1. Maximum Height: As permitted in the applicable
zoning district, but no taller than four stories.
2. The upper stories may occupy the full ground
floor Footprint area.
3. Maximum building dimension along primary
street Frontages: 50 feet. Along side streets,
Façades longer than 50 feet in length shall
provide at least one Vertical Plane Break of at
least two feet.
E. Maximum Upper-Level Frontage
Occupancy
Not Applicable.
F. Frontage Types
Permitted Frontages: Stoop, Dooryard, Front Porch
and along the street only Shopfront and Raised
Commercial Terrace are also permitted. (See
Sections 4.3, 4.4, 4.5, 4.6, 4.7)
G. Pedestrian Access & Entries
1. Primary access to ground-floor spaces shall be
directly from the street or common walkway or
open space.
2. The Common Walkway shall connect to a Street
or Open Space, not to an Alley or Driveway, on
at least one end.
3. Primary pedestrian access is not permitted
from an Alley.
H. Parking
1. Parking and services shall be accessed through
a Driveway or an alley.
2. Garages may be integral with or detached from
the primary dwelling and they shall face the
Common Driveway.
Figure 2-15 - Auto Court or Six/Eight Pack DiagramCommonDrivewayStr
e
e
t
Common
Walkway or
Paseo
Page 394 of 618
24Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • AUTO COURT OR SIX/EIGHT PACK
I. Common Open Space
Not required.
However, where Auto Courts are paired to create a
common walkway the following Standards apply:
1. The front Setback along the Common Walkway
shall be at least 10 ft from the center-line of the
sidewalk resulting in a Building Face to Building
Face width of at least 20 feet.
2. The Common Walkway shall measure at least
five feet in width.
3. Unenclosed porches may encroach into the
Setback by up to seven feet provided that they
are no higher than four feet above grade.
4. Fences, walls or hedges are allowed along the
Common Walkway at fronts of homes, provided
they are Setback from the walkway by at least
two feet and are no taller than three feet from
the Grade of the Common Walkway.
5. Bay windows may encroach into the Setback by
up to two feet.
J. Landscape
1. The Common Walkway path shall be a minimum
of five feet in width.
2. All common open space shall be landscaped or
Hardscaped.
3. Fences, walls or hedges are allowed along the
Common Walkway at fronts of homes, provided
they are Setback from the walkway by at least
two feet and are no taller than 42 inches from
the Grade of the Common Walkway.
Figure 2-16 - Autocourt or Six/Eight Pack Illustrative
Photo
Figure 2-17- Autocourt or Six/Eight Pack Illustrative
Photo
Page 395 of 618
25 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • WALK-UP FLATS
2.3.5 Walk-Up Flats
A. Intent Statement
A structure that consists of four to 12 dwelling
units accessed from one common staircase
accommodating up to four units per floor. The
building may contain residential or commercial
uses on the ground floor with residential uses
above. The Walk-up may be repeated along a
primary Frontage or within a Block subject to the
massing requirements of the Building Type.
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
Maximum Façade Width is 150 feet. However up to
three Walk-Up Buildings may be adjoined provided
that each building appears as a separate structure
from the adjacent one. Methods for achieving this
are included in Section 3.2.
D. Building Height & Massing
1. Maximum Height: Three stories.
2. Upper stories may occupy the full ground floor
Footprint area.
3. Attic space may be occupied and not count as
a Story. Occupiable attic space shall not exceed
50% of the ground floor Footprint area.
4. Building Faces abutting side streets or yards
shall provide at least one Horizontal Plane
Break of at least three feet, and one vertical
Plane Break of at least two feet.
5. Where the building is repeated, each building
shall front the primary street or the perimeter
of a Block.
6. Repeated buildings shall be provided with
different materials, colors and/or Architectural
Styles.
7. No more than three walk-up units may be
attached in a row per floor. Of these, no more
than two adjacent units may have identical
Façades.
8. A fourth walk-up unit may be added at the end
of the row if it is designed to turn the corner.
This pattern may be repeated on each floor.
9. Buildings may be grouped to form a courtyard.
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
Permitted Frontages: Stoop, Dooryard, Front Porch
and along the street only Shopfront and Raised
Commercial Terrace are also permitted. (See
Sections 4.3, 4.4, 4.5, 4.6, 4.7)
Figure 2-18 - Walk-Up Flats Diagram
MAX 150’
Page 396 of 618
26Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • WALK-UP FLATS
Figure 2-19 - Walk-Up Flats Illustrative Photo
G. Pedestrian Access & Entries
1. All units shall be accessed from a common stair
lobby. However, ground floor units may also be
accessed from the primary street.
2. Primary pedestrian access to the common
stair lobby shall be provided from the street,
a fronting mews or a common courtyard. A
second access may be provided from the rear.
3. Primary pedestrian access is not permitted
from an alley.
H. Parking
1. Parking shall be accommodated at grade and/
or tuck-under at the rear of the building, in a
common surface lot in the middle of the Block,
or against an alley. Connectivity to adjacent
parking lots where present shall be provided.
2. Surface lots that face an alley shall be screened
from view from the side street by a garden wall,
fence or hedge.
3. Services, utilities and trash container areas shall
be located off the alley, where present.
4. Parking and services shall be accessed from an
alley where present.
5. Where an alley is not present, parking and
services shall be accessed by a Driveway,
consistent with DBCC Section 22.30.080
(subject to approval by the Fire Department) or
by adjacent parking areas.
6. On a corner lot without access to an alley,
parking and services shall be accessed from the
side street by a Driveway consistent with DBCC
Section 22.30.080, unless a greater width is
required by the Fire Department.
I. Common Open Space
1. Amount required. At least 15 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the satisfaction of the
required amount of outdoor space are: elevated
Terraces, patios, verandas, balconies, yards,
decks, and roof gardens.
3. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments (see Section 3.8) and any Shade
Structures within the space.
J. Landscape
1. All outdoor space shall be landscaped or
Hardscaped.
2. At least 25 percent of the required on-site
outdoor space shall be planted with ground
cover, shrubs, trees, or a combination thereof.
Page 397 of 618
27 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
2.3.6 Carriage House
A. Intent Statement
A structure composed of residential units above
at least partially-enclosed ground-floor parking
spaces. The parking is accessed from an alley or
surface parking lot, while the residential units are
accessed from the street or pedestrian path. The
residential space need not be directly connected
to the parking. Especially suitable as liner
buildings, carriage houses can be used to screen
surface parking lots from the primary street.
Garden Style Apartments are most similar to this
Building Type.
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
Maximum Façade Width is 120 feet.
D. Building Height & Massing
1. Maximum Height: Three stories.
2. The second and third stories may occupy the
full ground floor Footprint area, so long as it is
within the Floor Area Ratio (FAR) allowed for
that zoning district.
3. Façade Strings shall have at least one
Encroachment per 100 linear feet, such as a
porch, balcony, or Plane Break. The combined
length of Plane Breaks shall occupy at least ten
percent of the Façade length.
4. Building Faces abutting side streets or yards
shall provide at least one Horizontal Plane
Break of at least three feet, and one vertical
Plane Break of at least two feet.
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
1. Permitted Frontage Types: Front Porch, Stoop,
and Raised Residential Terrace. (See Sections
4.5, 4.7, 4.9)
2. Front Setbacks per Zoning Standards.
3. A carriage house’s ground floor shall be
designed so that the street-facing side appears
to be habitable.
G. Pedestrian Access & Entries
1. The Primary Entrance to the building shall be
accessed directly from and face the street or
pedestrian path.
2. A secondary entrance may be provided from
the rear parking spaces.
3. Parking and services shall be accessed through
the alley or surface parking lot.
BUILDING TYPE STANDARDS • CARRIAGE HOUSE
Figure 2-20 - Carriage House Diagram
MAX
1
2
0
’
Page 398 of 618
28Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 2-22 - Carriage House Illustrative Photo
Figure 2-21 - Concept Rendering of Carriage House
H. Parking
1. Parking spaces shall face the alley or surface
parking lot and be screened from view from the
side street by a garden wall, fence or hedge.
2. Tandem spaces are permitted.
3. Parking spaces do not have to correspond with
the residential unit above.
4. Parking spaces do not need to be fully enclosed.
5. Services, utilities, and trash container areas
shall be located on the alley or in the surface
parking lot.
I. Common Open Space
Not required.
J. Landscape
To the extent it is provided, an outdoor space shall
be landscaped or Hardscaped.
BUILDING TYPE STANDARDS • CARRIAGE HOUSE
Page 399 of 618
29 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
2.3.7 Small Mixed-Use Building
A. Intent Statement
A low-scale building that includes ground-floor
non-residential uses such as retail, service, or
office, with one or more residential uses located
on the upper floors. This Building Type is intended
for sites fronting commercial corridors or
neighborhood centers and is typically two to three
stories in Height.
B. Applicability
Mixed-use zones only.
C. Façade Width
Maximum Façade Width is 100 feet.
D. Building Height & Massing
1. Maximum Height: 45 feet.
2. The upper stories may occupy the full ground
floor Footprint area.
E. Maximum Upper-Level Frontage
Occupancy
Not applicable.
F. Frontage Types
1. Permitted Frontages: Stoop, Shopfront and
Raised Commercial Terrace. (See Sections 4.3,
4.4, 4.5)
2. Ground-floor Façades shall include retail, office,
or work space uses that occupy at least 50
percent of the ground-floor depth and extend
across a minimum of 60 percent of the primary
Façade Width. At least 60 percent of the
primary ground-floor Façade between two and
ten feet above Sidewalk Grade shall consist of
transparent windows that provide direct views
into the occupied space.
G. Pedestrian Access & Entries
1. Primary access to ground-floor spaces shall be
directly from the street.
2. Building and retail entrances fronting primary
and side streets shall remain accessible and
unlocked during regular business hours.
3. Primary Entrances to upper floors shall be
accessed through:
•Entrance in the rear.
•A lobby that is accessed directly from the
street.
•Stoops entered from the street.
H. Parking
1. Parking shall be an alley-loaded lot and/or
parallel on-street.
BUILDING TYPE STANDARDS • SMALL MIXED-USE BUILDING
Figure 2-23 - Small Mixed-Use Building Diagram
MAX 1
0
0’
45’
MAX
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30Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
2. Where no alley is present, parking may be
accessed via a Driveway and from the primary
and/or secondary street. Such Driveways may
include parking along one side, making the total
parking area exposed to the street no greater
than 45 feet. Parking spaces shall be screened
from view from the fronting street, by a low
wall, fence or hedge consistent with DBCC
Section 22.16.080 (5). (See Figure 2-24)
I. Common Open Space
Not required.
J. Landscape
See DBCC Chapters 22.24, 22.26 and Section
22.20.070 for parking lot landscaping standards.
BUILDING TYPE STANDARDS • SMALL MIXED-USE BUILDING
Figure 2-25 - Small Mixed-Use Building Illustrative Photo
Figure 2-24 - Small Mixed-Use Building Diagram
26’
MIN
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31 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • COURTYARD MULTIFAMILY BUILDING
2.3.8 Courtyard Multifamily Building
A. Intent Statement
A grouping of Townhouses, walkups, or other
multifamily buildings arranged on a site around a
central courtyard or series of courtyards at grade
or above a parking Podium. The building may
contain residential, commercial, or a combination
of these uses. Parking is provided below ground or
accommodated in up to two above-grade Podium
Levels.
B. Applicability
All multifamily and mixed-use zones.
C. Façade Width
The maximum length of any portion of the Façade
that sits along a Build-to-Line shall not exceed 75
feet.
D. Building Height & Massing
1. Maximum building Height shall comply with
the Height limits of the underlying zoning
district, but shall not exceed 65 feet under any
circumstance, including where greater Heights
are permitted for other Building Types within
the same zone.
2. The maximum length of the entire courtyard
ensemble shall not exceed 225 feet. This
includes the building mass plus the side of the
courtyard that is open to the Frontage.
Table 2-2:
Height in
Stories
Maximum Allowed Footprint per
Story
1-2 3 4 5
2 100%---
3 100%80%--
4 100%100%80%-
5 100%100%80%80%
E. Maximum Upper-Level Frontage
Occupancy
Portions of Façades above 45 feet in Height and
greater than 150 feet in length shall occupy no
more than 80% of the Primary Façade Plane
established on the ground floor.
F. Frontage Types
Permitted Frontage Types are: Forecourt,
Shopfront, Raised Commercial Terrace, Urban
Frontage, and Dooryard. (See Sections 4.3, 4.4, 4.6,
4.8, 4.10)
G. Pedestrian Access & Entries
1. The internal courtyard shall be accessible from
the street, through the Frontage. If the internal
courtyard is located above the Ground Plane, a
public stair, with treads and risers at least eight
feet in width, and incorporating Architectural
Features consistent with the building’s
Architectural Style is required. Access may be
gated.
2. The Primary Entrance to each ground-floor unit
shall be directly from the street or courtyard.
Entrances shall occur at a maximum interval of
60 feet.
3. Primary access to units above the ground floor
shall be through a lobby accessed from the
street or the courtyard.
55’
MAX
75’ MAX
225’ MAX
Figure 2-26 - Courtyard Multifamily Building Diagram
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32Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 2-27 - Courtyard Building Illustrative Photo
Courtyard View of a Courtyard Building
H. Parking
1. Parking may be accommodated in surface lots
with or without tuck under parking or in two
levels of above-ground Podium or below ground
parking or both.
2. A liner of habitable space shall conceal above-
ground Podium parking garages from view.
3. Residential parking shall be separate from
retail parking, except for any residential guest
parking.
I. Common Open Space
1. Amount required. At least 15 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the satisfaction of the
required amount of common open space are:
patios, verandas, and courtyards.
3. Dimensions. The minimum courtyard dimension
shall be 30 feet on each side for buildings. If the
courtyard is surrounded by three or more sides
or if the building is three or more stories, the
minimum dimension on each side shall be 40
feet.
4. Encroachments. Encroachments into the
common open space are permitted on all sides,
provided that the minimum 30-foot dimension
is maintained, exclusive of the Encroachments.
5. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments (see Section 3.8) and any Shade
Structures within the space.
J. Landscape
1. All outdoor space shall be landscaped or
Hardscaped.
2. At least 25 percent of the required on-site
common open space shall be planted with
ground cover, shrubs, trees, or a combination
thereof.
BUILDING TYPE STANDARDS • COURTYARD MULTIFAMILY BUILDING
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33 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • WRAP BUILDING
Garage
Wrap
Primary Str
e
e
t Side Street2.3.9 Wrap Building
A. Intent Statement
A building and garage ensemble where the building
directly fronts the street and wraps around an
above-ground garage. The building may contain
residential, commercial, or a combination of these
uses. The garage may either be attached to or
detached from the building.
B. Applicability
Mixed-use zones only.
C. Façade Width
1. Maximum 250 feet.
2. Blank walls (defined as having no active use,
glazing or doorway) shall be limited to 20% or
40 feet of the Building Façade, whichever is less
along all required streets. This requirement is
not applicable for Façades along service or fire
lanes and alleys.
D. Building Height & Massing
1. The maximum Height shall comply with the
Height limits of the underlying zoning district,
but shall not be less than 35 feet, nor exceed 75
feet under any circumstances, including where
greater Heights are permitted for other Building
Types within the same zone.
2. The maximum garage Height shall be 55 feet
excluding shading devices or photovoltaic
panels.
3. The maximum allowed Footprint per Story shall
be determined by the following table:
Table 2-3:
Height in
Stories
Maximum Allowed Footprint per
Story
1-2 3 4 5
2 100%---
3 100%90%--
4 100%90%75%-
5 100%100%85%75%
E. Maximum Upper-Level Frontage
Occupancy
Portions of Façades above 55 feet in Height and
greater than 150 feet in length shall occupy no
more than 70% of the Primary Façade Plane
established on the ground floor.
F. Frontage Types
Permitted Frontage Types are Forecourt, Shopfront,
Raised Commercial Terrace, Raised Residential
Terrace, Urban Frontage, Stoop, and Dooryard. (See
Sections 4.3, 4.4, 4.5, 4.6, 4.8, 4.9, 4.10)
G. Pedestrian Access & Entries
1. Primary Entrances to upper floors shall be
accessed through an interior courtyard or lobby,
accessed directly from the street.
2. Primary access to the ground-floor residential
space shall be directly from the street.
3. All retail spaces shall be accessed from a
ground-floor, single-tenant entry along a street,
courtyard, or Paseo.
Figure 2-28 - Wrap Building Diagram
250’ MAX
75’
MAX
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34Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 2-29 - Wrap Building Illustrative Photo
Street view of a linear building. The Façade does not reveal
the parking use behind.
BUILDING TYPE STANDARDS • LINEAR BUILDING WITH GARAGE
4. Primary retail entrances shall remain accessible
and unlocked during regular business hours.
5. In addition to the building’s required Primary
Entrances, there may be ancillary entrances to
the building from parking garages.
H. Parking
Not applicable.
I. Common Open Space
1. Amount required. At least 10 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the satisfaction of the
required amount of common open space are:
patios, verandas, courtyards, and roof gardens.
3. Dimensions. Each common open space shall
have a minimum dimension of 20 feet on each
side.
4. Encroachments. Encroachments into the
outdoor space are permitted on all sides,
provided that the minimum 20-foot dimension
is maintained, exclusive of the Encroachments.
5. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments and any Shade Structures
within the space.
J. Landscape
1. All common oopen space shall be landscaped or
Hardscaped.
2. At least 25 percent of the required on-site
common open space shall be planted with
ground cover, shrubs, trees, or a combination
of thereof. Landscaping in pots or Planters may
be included in computing the total Landscaped
Area.
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35 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • URBAN BLOCK
2.3.10 Urban Block
A. Intent Statement
A building designed for occupancy by retail,
service, office, and/or residential uses on the
ground floor, with upper floors also configured
for office and/or residential uses, however two-
Story retail is permitted. Parking is usually
accommodated below ground.
B. Applicability
Mixed-use zones only.
C. Façade Width
1. Maximum is 225 feet.
2. Blank walls (defined as having no active use,
glazing or doorway) shall be limited to 20% or
40 feet of the Building Façade, whichever is
less, along all required streets. This requirement
is not applicable for Façades along service or
fire lanes and alleys.
D. Building Height & Massing
1. Maximum Height: 75 feet.
2. The maximum allowed Footprint per Story shall
be determined by the following table:
Table 2-4:
Height in
Stories
Maximum Allowed Footprint per
Story
1-2 3 4 >5
2-3 100%---
4-5 100%85%75%-
>5 100%100%85%75%
E. Maximum Upper-Level Frontage
Occupancy
Portions of Façades above 55 feet in Height and
greater than 150 feet in length shall occupy no
more than 70% of the Primary Façade Plane
established on the ground floor.
F. Frontage Types
Permitted Frontage Types are Forecourt, Shopfront,
Raised Commercial Terrace, Raised Residential
Terrace, Urban Frontage, Stoop, and Dooryard. (See
Sections 4.3, 4.4, 4.5, 4.6, 4.8, 4.9, 4.10)
G. Pedestrian Access & Entries
1. Primary Entrances to upper floors shall be
accessed through: 1. an interior courtyard or
2. a lobby, which is accessed directly from the
street.
2. Primary access to the ground-floor residential
space shall be directly from the street.
3. All retail spaces shall be accessed from a
ground floor single tenant entry along a street,
courtyard or paseo, remain accessible and
unlocked during regular business hours.
Figure 2-30 - Urban Block Diagram
75’
MAX
225’ MAX
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36Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • URBAN BLOCK
Figure 2-31 - Urban Block Illustrative Photo
Figure 2-32 - Urban Block Illustrative Photo
H. Parking
1. Parking may be accommodated in up to two
levels of above-ground Podium, below ground,
or both.
2. A liner of habitable space shall conceal above-
ground Podium parking garages from view.
I. Common Open Space
1. Amount required. At least 15 percent of the Lot
Area shall be provided as common open space.
2. Types. Permitted common open space types
that count toward the satisfaction of the
required amount of common open space are:
patios, verandas, courtyards, and roof gardens.
3. Dimensions. Each common open space shall
have a minimum dimension of 20 feet on each
side.
4. Encroachments. Encroachments into the
common open space are permitted on all sides,
provided that the minimum 20-foot dimension
is maintained, exclusive of the Encroachments.
5. Design. The common open space area must
be open to the sky, except for any allowable
Encroachments and any Shade Structures
within the space.
J. Landscape
1. All common open space shall be landscaped or
Hardscaped.
2. At least 25 percent of the required on-site
common open space shall be planted with
ground cover, shrubs, trees, or a combination
of thereof. Landscaping in pots or Planters may
be included in computing the total Landscaped
Area.
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37 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • MIXED-USE BIG BOX
2.3.11 Mixed-Use Big Box
A. Intent Statement
This Building Type provides additional flexibility
for developments incorporating a supermarket or
other large format retailer.
B. Applicability
Mixed-use zones only.
C. Façade Width
1. Maximum 300 feet.
2. Blank walls (defined as having no active use,
glazing or doorway) shall be limited to 20% or
40 feet of the Building Façade, whichever is less
along all required streets. This requirement is
not applicable for Façades along service or fire
lanes and alleys.
D. Building Height & Massing
1. Maximum building Height shall comply with
the Height limits of the underlying zoning
district, but shall not exceed 75 feet under any
circumstance, including where greater Heights
are permitted for other Building Types within
the same zone.
2. Minimum Height is 55 feet.
3. The maximum retail floor plate is 65,000 sf.
4. The maximum allowed Footprint per Story shall
be determined by the following table:
Table 2-5:
Height in
Stories
Maximum Allowed Footprint per
Story
1-3 4 5
2-3 100%--
4 100%90%-
5 100%90%75%
E. Maximum Upper-Level Frontage
Occupancy
In zoning districts where such Heights are
permitted, portions of Façades above 45 feet in
Height and greater than 150 feet in length shall
occupy no more than 80% of the Primary Façade
Plane established on the ground floor.
F. Frontage Types
Permitted Frontage Types are Forecourt, Shopfront,
Raised Commercial Terrace, Raised Residential
Terrace, Urban Frontage, Stoop, and Dooryard. (See
Sections 4.3, 4.4, 4.5, 4.6, 4.8, 4.9, 4.10)
G. Pedestrian Access & Entries
1. Primary Entrances to upper floors shall be
accessed through a lobby, accessed directly
from the street or from a courtyard.
2. Primary access to the ground-floor retail space
shall be directly from the street and shall occur
at a maximum interval of 60 feet. Retailers over
30,000 sf must have at least two entrances.
Figure 2-33 - Mixed-Use Big Box Diagram
300’ MAX
75’
MAX
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38Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING TYPE STANDARDS • MIXED-USE BIG BOX
3. All retail spaces shall be accessed from a
ground-floor, single-tenant entry along a street,
courtyard, or alley.
4. Primary retail entrances shall remain accessible
and unlocked during regular business hours.
5. In addition to the building’s required Primary
Entrances, there may be ancillary entrances to
the building from parking garages.
H. Parking
1. Above-ground garages shall be concealed from
view along the street for the first 21 feet of
Height through a liner of habitable space.
2. Above 21 feet, above-ground garages shall
be screened from view along the street by
habitable space or by landscaping, outdoor
screens, or cladding.
I. Common Open Space
Not required.
J. Landscape
All outdoor space shall be landscaped or
Hardscaped. See DBCC Chapters 22.24, 22.26 and
Section 22.20.070 for parking lot landscaping
standards.
Figure 2-34 - Mixed-Use Big Box Illustrative Photo
Figure 2-35 - Mixed-Use Big Box Illustrative Photo
Page 409 of 618
Chan
g
e t
h
e f
o
nt f
or the lett
ers t
o
gi
v
e
more
br
e
at
h
Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
3BUILDING
ARTICULATION
STANDARDS
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40Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • PURPOSE
BUILDING ARTICULATION STANDARDS
3.1 Purpose
The desired pedestrian scale and character of Diamond Bar requires that new project development not appear
as massive, monolithic structures, but instead as a series of smaller scale buildings. The standards of this
section are intended to ensure that larger projects are designed to appear as carefully conceived groups of
separate structures that, along with an attractive streetscape, contribute to the overall urban, pedestrian-
friendly quality desired for Diamond Bar.
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41 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Page Left Intentionally Blank
Page 412 of 618
42Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 3-2 - Mixed-Use Building Articulated with CornerFigure 3-1 - Multiple Variations of Same Style
3.2 Building Articulation Techniques
Min. Number
of Building
Articulation
Techniques
Façade Length
≤ 50 ≥ 50-
100
≥ 100-
100
≥ 150
1 X
2 X
3 X
4 X
The table above outlines the minimum number of
building articulation techniques—listed below—that
must be applied based on the building’s Façade length:
1. Horizontal Articulation
2. Vertical Articulation
3. Architectural Projections
4. Architectural Recessions
5. Façade Differentiation
6. Architectural Style Differentiation
7. Base, Middle, and Top Articulation
BUILDING ARTICULATION STANDARDS • BUILDING ARTICULATION TECHNIQUES
Table 3-1: Building Articulation
Standards Matrix
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43 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • DIAGRAMS
1. Horizontal Articulation
Step a portion of the street-facing
Façade forward or backward from the
predominant Façade Plane a minimum
of six feet for a minimum distance of
25 feet.
2. Vertical Articulation
Step a portion of the street-facing
Façade upward or downward from
the Predominant Building Height a
minimum of four feet for a minimum
distance of 25 feet. This technique
is useful for “stepping down” the
scale of a new building adjacent to an
existing smaller building.
3. Architectural Projections
Append or project balconies, bay
windows, cantilevered rooms, roof
overhangs or Eaves and/or awnings.
Provide at least one Projection of at
least two feet in depth and three feet
in width per every 50 feet of Façade
length.
Figure 3-3 - Horizontal Articulation Diagram
Figure 3-4 - Vertical Articulation Diagram
Figure 3-5 - Architectural Projections Diagram
25’
MIN
25’ MIN
4’
MIN
6’ MIN
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44Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • DIAGRAMS
4. Architectural Recessions
Recess Architectural Features or
spaces - such as porches, covered
passages, balconies, and windows -
into the plane at intervals of 50 feet
on center along the Façade length.
a. Porches, covered passages, and
balconies must be recessed by
a minimum of six feet from the
front plane of the Façade to be
considered a recession.
b. Windows must be recessed by a
minimum of five inches from the
front plane to be considered a
recession.
5. Façade Differentiation
Organize the Façade with two or three
distinct compositions. Distinctions
may include material and/or color
combinations for each apparent
Façade. A change in the length of a
composition does not constitute a
distinct composition.
6. Architectural Style
Differentiation
Design the Façade to include at least
two Architectural Styles (from Chapter
6), with no one style occupying less
than 30 percent of the total Façade.
Style 1
Style 2
Style 3
Concept 1
Concept 2
Concept 3
Figure 3-8 - Architectural Style Differentiation Diagram
Figure 3-7 - Façade Differentiation Diagram
Figure 3-6 - Architectural Recessions Diagram
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45 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • DIAGRAMS
7. Base, Middle, and Top
Articulation
A. Compose Building Façades with a
Base, Middle, and Top on any street
or paseo facing Façade.
B. Buildings shall have a distinct
“base” at the ground level whose
Height is 10 percent to 35 percent
of the building’s total Height, and
may include the ground floor
(or part of the ground floor) and
lower structural components
that connect the building to its
site. This may be accomplished
with distinct materials, or distinct
application of materials, and/or a
horizontal expression line, such as
a Water Table or Cornice, creating a
transition to the upper floors. This
feature shall extend across at least
80 percent of the Façade length.
C. The middle of the building shall
have a Height comprising from
50 percent to 87 percent of the
building’s total Height.
D. The top of buildings include
articulation at the Parapet (for
buildings with flat roofs) and/or the
top floor, or below the Eave (for
buildings with sloped roofs) that
identifies the top of the building
with a Cornice, color change, or
material change. The top of the
building shall have a Height of three
to 10 percent of the building’s total
Height, but shall be less than the
Height of the building base.Base10-35%Top3-10%Cornice
Middle50-87%Total 100%Figure 3-9 - Base Middle and Top Articulation Diagram
Water Table
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46Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • TRANSITION TO RESIDENTIAL DISTRICTS & ENTRANCES
Figure 3-10 - Illustrative Diagram
A
B
C
A.
B.
C.
3.3 Transition to Single-Family Residential
Districts
Where new mixed-use or multifamily development
is adjacent to property developed with single-family
residences or zoned for single-family residential use,
the following standards shall apply:
a. Height Envelope. No portion of a new structure
shall extend above a plane starting at 30 feet in
Height at the shared property line and projecting
inward at a 45-degree angle from vertical toward
the interior of the site, up to the maximum
permitted building Height (see Figure 3-10).
b. Reference Grade. The 30-foot measurement shall
be taken from the finished grade of the adjacent
single-family residential property (or single-family
residentially zoned parcel), not from the grade of
c. Architectural Style Restriction. The California
Contemporary Style (see Section 6.6) shall not be
permitted adjacent to Single-Family Residential
Districts.
3.4 Entrances
1. Primary Entrance. The Primary Entrance to
buildings shall be in conformance with the
requirements of the Building Type in Chapter 3.
2. Entrance Articulation. Special Paving, lighting,
and landscaping shall be included at Primary
Entrances to clearly identify the entrance and
to enhance the overall building design.
Figure 3-11 - Entrances
A canopy, lighting, and a slight recess accentuate the Primary
Entrance.
Property Line
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47 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
3.5 Passageways
1. Pedestrian passageways shall be no less than 15
feet wide.
2. If pedestrian passageways are covered, they
require a floor to ceiling Height of at least two
times their width, but no greater than three
times their width.
3. Passageways shall be lighted.
3.6 Windows
1. Design shall be according to the requirements
of the Architectural Style in Chapter 7.
2. Glazing Transparency and Reflectance. All
ground-floor and street-facing window glazing
must have a Visible Light Transmittance (VLT)
of at least 60%, and an Exterior Reflectance
(ER) of no more than 15%. Highly reflective,
mirrored, or heavily tinted glazing is prohibited.
Opaque glazing may only be used as spandrel
glass or where required for mechanical
screening or privacy.
BUILDING ARTICULATION STANDARDS • PASSAGEWAYS & WINDOWS & ROOD STANDARDS
Figure 3-12 - Windows
Windows are recessed from the exterior wall surface.
Figure 3-13 -Variety of Rooflines Illustrative Photo
Apartment complex with a variety of rooflines.
3.7 Roof Standards
1. The roof edge shall be defined with a Parapet,
Cornice, and overhang.
2. Rooftop mechanical equipment shall be
clustered away from the edge of the building
and behind/within an enclosure to be screened
from the street.
3. Unenclosed Shade Structures, and similar
amenities shall not exceed 16 feet in Height
from the roof deck floor level and do not count
as a Story.
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48Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
3.8 Encroachments and Projections
The following are the permitted Encroachments and
Projections into the front Setbacks.
A. Awning and Canopy Encroachment and
Projection Standards
1. Projection. May project up to the right-of-way
line or 33 percent of the distance between the
Building Face and the curb, whichever is less.
2. Support. Awnings and canopies shall be
attached to the building. Support structures
that connect to the ground are not permitted.
3. Clearance. Minimum vertical clearance
for awnings and canopies is 10 feet if it is
removable or retractable and 12 feet if it is
fixed or permanent. Awnings shall not obscure
storefront signs.
4. Materials. Awnings and canopies shall be
constructed of canvas, durable woven fabric, or
metal, and shall be consistent with the materials
and detailing associated with the building’s
selected Architectural Style, as specified in
Chapter 6. Vinyl, plastic, and visibly glossy or
reflective materials are prohibited. Colors shall
align with the approved color palette for the
selected style. Translucent or backlit awnings
are prohibited. Awnings and canopies shall be
designed as integral components of the building
and shall not appear as temporary or tacked-on
features.
5. Heights of awnings on a building shall be the
same along the Façade or Frontage line unless
the building steps in relation to grade, in which
case, the Heights of awnings shall be consistent
with the head Heights of the windows and doors
they are shading.
B. Habitable Projecting or Encroaching Interior
Space Standards
1. Allowable Projection. Habitable projecting or
encroaching interior spaces are a portion of
the building enclosed by walls and a roof that
extends beyond the Building Face (i.e. bay
windows and other architectural Projections).
They may project up to three feet from the
Building Face, but shall not extend beyond the
property line.
2. Length Along Building Face. No individual
habitable projecting or encroaching interior
space may exceed 15 feet in horizontal length.
3. Clearance. Minimum vertical clearance of upper
Story projecting spaces shall be 16 feet from
the adjacent Sidewalk Grade on storefront
or storefront Terrace Frontages or 10 feet
above other Frontage Types (see Chapter 4 for
Frontage Types).
C. Habitable Projecting or Encroaching
Exterior Space Standards
1. Balconies. Usable projecting or encroaching
exterior spaces are spaces used by occupants
that are not enclosed by walls and a roof, such
as balconies. They shall not extend more than
eight feet from the Building Face, or beyond
the right-of-way line. Unless permitted by the
Architectural Style, projecting balconies shall be
no less than six feet in depth. Balconies shall be
accessible from inside the building and shall not
be completely enclosed.
2. Clearance. The minimum vertical clearance
of non-habitable projecting or encroaching
exterior spaces is 16 feet from the adjacent
Sidewalk Grade above storefront Frontages
or 10 feet above other Frontage Types (see
Chapter 4 for Frontage Types).
Figure 3-14 - Encroaching Habitable Space
Illustrative image of encroaching bays and Stoops.
BUILDING ARTICULATION STANDARDS • ENCROACHMENTS AND PROJECTIONS
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49 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
F. Stoops
1. Stoops may encroach into the front Setback Area
but shall not extend beyond the property line.
G. Outdoor Furnishing Zones
1. Outdoor display/sales of merchandise may not
encroach into Setback areas per DBCC Section
22.42.080 (2)(b).
2. Outdoor furnishing zones shall comply with DBCC
Section 22.42.080 (3)(d).
3. General. Outdoor furnishings such as seating or
merchandise displays shall comply with Sections
5.3 and 5.4.
H. Subterranean Parking in Front Setbacks
1. Location in Setbacks & Alleys. Subterranean
parking may extend into the front Setback, up to
the property line (See Figure 3-16). Subterranean
parking may also be located under alleys that
are located within a development Block if utilities
servicing the Block are not interrupted.
Figure 3-16 - Encroachment and Projections Diagram
A. Projecting habitable space
B. Projecting canopy
C. Encroaching street furniture
D. Subterranean parking (purple area)
Property Line
A
C
B
D
Encroachment /
Projection Area
Building Face
BUILDING ARTICULATION STANDARDS • ENCROACHMENTS AND PROJECTIONS CONTINUED
D. Interior and Exterior Projecting Habitable
Space Standards
1. Total Horizontal Length of Projecting Spaces.
The total combined length of habitable interior
and exterior projecting spaces along the
Building Face shall not exceed 67 percent of the
total length of the Building Face to which they
are attached.
2. Total Horizontal Length of Encroaching Spaces.
The total combined length of habitable and
Non-Habitable Encroaching Spaces along the
Building Face shall not exceed 50 percent of the
total length of the Building Face to which they
are attached.
E. Rooftop Amenities
1. Rooftop amenities such as swimming pools are
permitted; rooftop amenities do not count as a
Story.
Figure 3-15 - Projecting Canopies
Canopies create a rhythm along the streetfront and
accentuate the building entrances.
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50Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • SHOPFRONTS IN MIXED-USE BUILDINGS
Figure 3-17 -Illustrative Photo of Shopfronts in Mixed-Use
Buildings
Architecturally-consistent detailing from signage and lighting
fixtures, to colors and materials, enhance the character of
the streetscape.
3.9 Shopfronts in Mixed-Use Buildings
1. Shopfronts shall have paving that is unique to
the area in front of the shop within the Setback
area, in order to differentiate the building
entrance, but shall be designed with primary
consideration of the public right-of-way.
2. Shopfronts along ground floor commercial
spaces shall provide windows that constitute at
least 60 percent of the Façade area of the shop
itself, measured from the ground to the second-
floor line, and from centerline to centerline of
the shop’s demising wall.
3. Where multiple retail tenants occupy one
building, the same Height of awnings across
an entire building shall be maintained. Building
or Shopfront entries along the ground floor
shall be equidistant, if feasible. Shopfronts
shall be designed to be subdivided at 30-foot
intervals for commercial leasing flexibility
and functionality and to create a fine-grained
rhythm along the Street.
4. Blank Walls shall not be permitted along the
Principal Frontage of large tenant spaces on the
ground floor of mixed-use buildings.
5. Multiple entrances shall be incorporated for
large stores along a Street front whose length
spans the width of more than two typical shops
(2 X 30 ft), or which front on more than one
Street.
6. Rather than shadow window box displays,
at least 65 percent of a retail Frontage shall
include transparent glazing and at least 70
percent of the glazing shall allow views into the
store. Mirrored or opaque films on windows that
Block views into the store are not permitted.
7. A base below windows shall be between 18-30
inches in Height to protect glazing from foot
traffic, while maintaining the characteristic of
Height and openness.
8. Commercial grade entry doors with clear
glazing framed in metal or wood shall be used.
9. Shopfronts shall use awnings, canopies,
architectural lighting, and pedestrian signage to
articulate shop entrances.
Figure 3-18 - Minimum Frontage Glazing Diagram
The Frontage glazing area shall be measured from the
finished floor to the bottom of ceiling of the ground floor.
Frontage Width
Bottom
of interior
ceiling
Frontage HeightGlazing Area
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51 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
BUILDING ARTICULATION STANDARDS • COLORS AND MATERIALS
3.10 Colors and Materials
1. Changes of exterior color, texture, or material
shall be accompanied by changes in plane so
that buildings appear substantial and integral.
2. Color and material changes at the outside of
corners of a building or plane change that
give a Thin Veneer, or Faux Stone Appearance,
shall not be used. Where the color or material
extends to an outside corner, it shall continue
around the corner to the next inside corner.
Figure 3-19 - Changes of Colors and Materials Illustrative
Photo
Changes of exterior color, texture, or material shall be
accompanied by changes in plane so that buildings appear
substantial and integral.
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52Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Page Left Intentionally Blank
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4FRONTAGE
TYPES
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54Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • STANDARDS AND GUIDELINES
FRONTAGE TYPES
4.1 Purpose and Intent
A building’s Frontage is the interface between the Public Realm and private development. These standards
recognize that the successful design of this interface significantly contributes to the realization of an active and
engaging urban environment.
Multifamily and mixed-use buildings will have ground-floor Frontages that are human-scaled, provide visual
interest, and access to ground-floor uses. This section provides a palette of prototypical Frontage Types that are
permitted. Standards include dimensional criteria, criteria for openings, as well as criteria for the Ground Plane
immediately adjacent to the Frontage, such as minimum required glazing.
Intent:
In order for applications to be approved, each application shall meet the following criteria as applicable:
a. Creates or maintains a pedestrian-oriented streetscape,
b. Generates a transition from the public streetscape to each building and its site.
The standards that follow provide objective and measurable standards that, when applied to the design of
Frontages, fulfill this intent.
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55 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • EXPLANATION OF STANDARDS
4.2 Explanation of Standards
This chapter provides standards for the following eight
Frontage Types.
For each Frontage Type, the standards described
below are provided. See Table 4-1 for a summary of
Frontage Types.
It is possible to utilize more than one Frontage along
the length of a Building Face.
A. Frontage Intent Statement
This statement describes the building-to-street
relationship that each Frontage Type is meant to
achieve.
B. Entries
These standards address entries at the street or paseo
fronts, not those that are internal to the site, or on
alleys.
C. Dimensions
Specific dimensions of features like massing, entry
Height, openings, and Setbacks are delineated here.
D. Paving and Landscaping
This standard addresses the area between the
property line and Building Face. Where paving is
specified, it shall match the paving of the fronting
sidewalk or consist of Special Paving. Where landscape
is required, it shall conform to Section 5.5 of these
standards.
E.Furnishing Zone
This standard addresses furnishing within front
Setbacks.
F. Additional Standards and Guidelines
These standards provide additional direction in
shaping the appropriate building-to-street relationship.
They address glazing at the ground floor, Frontages,
and entries.
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56Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • FRONTAGE TYPE MATRIX
Frontage
Type
Typical
Setback
from Curb
Entry
Elevation
Public
Interface Typical Use Street
Activation Section
Shopfronts
in Mixed-Use
Buildings
15-25ft At Grade
Direct access to
retail/commercial
space Setback
Area is Paved
Retail,Food and
Beverage mixed-
use
High 4.3
Raised
Commercial
Terrace
20-25ft 1.5-4ft
Paved Terrace.
Direct access from
sidewalk to Ter-
race is optional
Retail,Food and
Beverage Mixed-
use, where
grading requires
ground floor
spaces to be
raised
Moderate 4.4
Stoop 12-27ft Raised
1-1/2 - 5ft
Setback Area is
Landscaped
Townhouses,
duplexes, apart-
ments
Moderate 4.5
Dooryard 20-30ft
At Grade
or Slightly
Raised
Small landscaped
or paved Setback
defined by low
wall, hedge, or
fence
Townhouses,
duplexes and
Walkups
Moderate 4.6
Front Porch 18-28ft Raised
1-1/2 - 5ft
Setback area
is Landscaped.
Porch is paved and
covered. Direct
access from side-
walk to Terrace is
optional
Townhouses,
duplexes and
Walkups
Moderate/
High 4.7
Forecourt 12-20ft At Grade-
2ft
Recessed court,
often shared,
Courtyard may be
paved and/or land-
scaped. Setback
area may be paved
or landscaped
Apartments High 4.8
Raised
Residential
Terrace
15-25ft 1.5-4ft Hardscape or land-
scaped platform
Multifamily,
adaptive reuse Moderate 4.9
Urban
Frontage 15-25ft
At Grade
or Slightly
Raised
Paved or Land-
scape in Setback
area from sidewalk
Non-retail or
residential
ground floor,
(e.g., hotels,
lobbies, office
space, places of
assembly, etc)
Low 4.10
Table 4-1: Frontage Type Matrix
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57 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 4-3 - Shopfronts in Mixed-Use Buildings
Illustrative Section
Ground floor uses open directly to the sidewalk.
Figure 4-1 - Shopfronts in Mixed-Use Buildings
Illustrative Photo
4.3 Shopfronts in Mixed-Use Buildings
A. Intent Statement
Shopfront Frontages provide direct access to ground-
floor spaces that are located adjacent to the sidewalk.
Shopfronts are typically associated with retail uses in
addition to food and beverage, but may accommodate
other uses as permitted by the Development Code.
Where permitted, Shopfront Frontages may provide
outdoor seating areas or outdoor displays or both.
B. Entries
Entries shall be set at the adjacent sidewalk or within
an alcove that is adjacent to a sidewalk.
C. Dimensions
1. Shopfronts shall be between 12 and 22 feet high,
measured from the finished floor to the bottom
of ceiling of the storefront space. Storefront
spaces shall be set no more than 12 inches
above the adjacent sidewalk at the Primary
Entrance.
2. Building Faces shall be set back from the curb a
minimum of 15 feet and a maximum of 25 feet.
If a Shopfront fronts a paseo, no Setback is
required.
D. Paving and Landscaping
The Setback area between the property line and the
Building Face shall be paved with Special Paving.
E. Furnishing Zone
Furnishing Zones shall be in conformance with DBCC
Section 22.42.080 and Sections 5.3 and 5.4 of this
document.
Notwithstanding the statement above, outdoor seating
may be provided in front Setbacks, where permitted.
Product displays (e.g. flowers, food, merchandise
displays) are encouraged near Shopfront entries.
FRONTAGE TYPES • SHOPFRONTS IN MIXED-USE BUILDINGS
Figure 4-2 - Shopfronts in Mixed-Use Buildings
Conceptual Plan
12’-22’
15’-25’
Setback Area shall be
paved
Sidewalk
Property Line
Property Line
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58Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • RAISED COMMERCIAL TERRACE IN MIXED-USE BUILDINGS
Figure 4-6 - Raised Commercial Terrace Illustrative
Section
Figure 4-5 - Raised Commercial Terrace Conceptual Plan
Figure 4-4 - Raised Commercial Terrace Illustrative Photo
4.4 Raised Commercial Terrace in Mixed-
Use Buildings
A. Intent Statement
Raised Terraces provide outdoor dining and seating
for ground floor commercial uses. They are to
accommodate grade changes between the adjacent
sidewalk and the finished floor. Raised commercial
Terraces are appropriate Frontages for mixed-use
buildings on sloping sites. Terraces may be accessed
from the sidewalk, but this is optional.
B. Entries
Terraces may be accessed from the building or directly
from the adjacent sidewalk.
C. Dimensions
1. Terraces may be raised up to four feet above
the adjacent sidewalk.
2. Terraces shall be at least seven feet deep.
3. Terrace fronts shall be Setback from the curb a
minimum of 13 feet.
4. Building Faces shall be set back from the curb a
minimum of 20 feet and a maximum of 25 feet.
D. Paving and Landscaping
Terraces shall be paved.
E. Furnishing Zone
Where permitted, outdoor seating may be provided
in front-Setbacks. Product displays (e.g. flowers, food,
merchandise displays) are permitted near storefront
entries.
F. Additional Standards
1. Terraces shall be clearly delineated with
permeable fencing, low walls or landscaping no
higher than 42 inches.
2. The bottom of Awnings, Signs, etc. shall be
located at least 10 feet above the Terrace.
Terrace Front
Property Line
Property Line
4’ Max.
10’ Min.
Sidewalk
7’ Min.13’ Min.
20’-25’
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59 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 4-9 - Stoop Illustrative Section
The entry to a building is raised above the sidewalk.
Figure 4-8 - Stoop Conceptual Plan
Figure 4-7 - Stoop Illustrative Photo
4.5 Stoop
A. Intent Statement
Stoops are small staircases leading to the entrance
of a building. The Stoop elevation provides some
privacy between the sidewalk and ground-floor
uses. Stoops may be covered.
B. Entries
Entries fronting on public streets shall face the
public sidewalk.
C. Dimensions
1. Stoops shall be at least four feet deep and four
feet wide.
2. The top of the Stoop (the landing) shall not be
raised more than five feet above the adjacent
sidewalk.
3. Walls, fences or landscape surrounding yards
adjacent to the Stoop shall be no taller than 42
inches in Height.
4. Building Faces shall be set back from the curb a
minimum of 17 feet and a maximum of 25 feet.
D. Paving and Landscaping
1. Setback Area shall be planted with shrubs, or
other drought tolerant ground cover.
2. Walks shall be paved with concrete or Special
Paving.
3. Low retaining walls, fences, or hedges may
enclose a Dooryard. Walls and hedges shall not
exceed 42 inches in Height measured from the
adjacent sidewalk.
E.Furnishing Zone
Not permitted.
F. Additional Standards
1. Stoops may encroach into any required Front
Yard Setbacks, but not into public right-of-way
or into any public utility easement.
2. Awnings, canopies, and shed roofs may cover
Stoops.
FRONTAGE TYPES • STOOP
5’ Max.
4’
Min.4’ Min.Setback Area
shall be landscaped
Low Wall or
Fence
42” Max
Height
Sidewalk
17’-25’
Property Line
Property Line
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60Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • DOORYARD
Figure 4-12 - Dooryard Illustrative Section
Figure 4-11 - Dooryard Conceptual Plan
Figure 4-10 - Dooryard Illustrative Photo
4.6 Dooryard
A. Intent Statement
Dooryard Frontages provide a green buffer for
residential ground-floor uses at heavily-trafficked
thoroughfares. The Dooryard Frontages provide
privacy.
B. Entries
1. 1. Entries shall be recessed behind optional
fence and/or hedges. There shall be a break for
pedestrian access at least every 200 feet but
can be frequent, if serving Townhouses.
2. Townhouses shall have entries serving the
pedestrian accessible directly from the street.
3. Ground-floor units in multifamily buildings with
corridors may have the primary entry from a
corridor accessible from a common building
lobby, directly from the sidewalk via a Dooryard,
or both.
C. Dimensions
1. Fence, hedges or walls shall be no taller than 42
inches measured from the Sidewalk Grade.
2. Dooryards shall be 10-15 feeet in depth.
3. Building Faces shall be set back from the curb a
minimum of 20 feet and a maximum of 30 feet.
D. Paving and Landscaping
Low Wall, Hedge
or Fence
1. The Setback Area shall be paved or landscaped.
2. Walks shall be paved.
E. Furnishing Zone
Outdoor furniture is permitted in the Dooryard but not
in the Setback Area.
F. Additional Standards
1. If used, hedge shall be thick enough at maturity
to obscure the fence.
2. Fence tops shall not be visible above hedge
upon maturation of landscaping.
42” Max.
Dooryard
10’-15’
0’-4’
Sidewalk
Setback Area
20’-30’
Property Line
Property Line
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61 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 4-13 - Front Porch Illustrative Photo Figure 4-15 - Front Porch Illustrative Section
4.7 Front Porch
A. Intent Statement
A roofed, unenclosed room attached to the exterior
of a building that provides a physical transition
between the sidewalk and the building. Porches may
be provided on buildings that are set back from the
primary and/or side street property lines and may
encroach into the Front Yard and side street yard
pursuant to DBCC Section 22.16.090 (3)(c).
B. Entries
Porches may be accessed directly from the adjacent
sidewalk along the primary and/or side street.
C. Dimensions
1. Porches shall be a minimum of six feet in depth.
2. The face of porch may be set back from the
property line up to 15 feet maximum.
3. Ceiling Height on porches shall be a minimum of
eight feet.
4. Where porches are set back from the Frontage
line by at least 10 feet, the space between the
face of the porch and the Frontage line (yard)
may be enclosed by a fence, hedge or wall of a
Height no greater than 42 inches above finished
grade.
5. Building Faces shall be set back from the curb a
maximum of 28 feet.
D. Paving and Landscaping
1. The Setback Area between the property line
and the building front shall be landscaped.
2. Walks shall be paved.
E. Furnishing Zone
Not applicable.
F. Additional Standards
1. Porch materials and design shall be of the same
Architectural Style as the rest of the building.
2. Porches may be enclosed with insect screens,
provided they are recessed from the exterior
wall plane and if visibility is maintained from the
sidewalk.
FRONTAGE TYPES • FRONT PORCH
Figure 4-14 - Front Porch Conceptual Plan
6’ Min.
8’
Min.
5’ Max.
15’ Max.
15’ Max.
21’ Max.
28’ Max.
6’ Min.
Property Line
Property Line
Sidewalk
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62Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • FORECOURT
Figure 4-17 - Forecourt Conceptual Plan
Figure 4-16 - Forecourt Illustrative Photo
4.8 Forecourt
A. Intent Statement
Forecourts are open areas located at primary building
entrances. They may be designed as gardens or as
paved courtyards. Frontages utilizing a Forecourt must
comply with Minimum Frontage Occupancy standards.
B. Entries
Ground-floor units in multifamily buildings with a
Forecourt shall enter from the adjacent sidewalk.
Building entries opening onto the Forecourt shall be at
the finished floor of the Forecourt or may be raised up
to three feet above the Forecourt.
C. Dimensions
1. Forecourts shall be set at grade or may be
elevated up to two feet above the adjacent
sidewalk.
2. Width of the Forecourt shall be between 30 and
50 feet.
3. Depth of the Forecourt shall be minimum 10
feet.
4. Building Faces shall be set back from the curb a
minimum of 12 feet and a maximum of 20 feet.
D. Paving and Landscaping
1. Forecourts may be planted with grass, shrubs,
or other ground cover or be paved. Special
paving shall be provided for all walks.
2. Setback areas shall be landscaped.
E. Furnishing Zone
1. The courtyard may include benches, chairs,
tables, Planters and pots.
2. Water Features are permitted.
F. Additional Standards
1. Forecourts shall be open to the sky. Porches are
permitted as long as the minimum 30 feet width
is maintained.
2. Forecourts may be gated. If gated, the
standards for gates shall be in conformance
with the Development Code.
Setback Area may be paved or
landscaped
Sidewalk
30’-50’
10’ Min
12’-20’
Figure 4-18 - Forecourt Illustrative Section
The building entry is located off a Forecourt. The entry may
or may not be raised above the sidewalk level.
Property Line
Property Line
2’ Max
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63 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • RAISED RESIDENTIAL TERRACE
Figure 4-19 - Raised Residential Terrace Illustrative Photo Figure 4-21 - Raised Residential Terrace Illustrative
Section
Figure 4-20 - Raised Residential Terrace Conceptual Plan
4.9 Raised Residential Terrace
A. Intent Statement
An elevated Terrace separates and sets back the
Façade from the sidewalk and street. This type buffers
residential use from urban sidewalks and removes
the private yard from public Encroachment. Terraces
are also useful to accommodate grade changes in the
topography.
B. Entries
Terraces may be accessed from the building or directly
from the adjacent sidewalk.
C. Dimensions
1. The front of Terrace may be at a maximum two
feet behind the property line.
2. Terraces may be elevated up to four feet above
the adjacent sidewalk.
3. Where the Height of Terrace requires a rail or
wall that Height shall not exceed the minimum
Height established by the Building Code.
4. Terraces shall be at least seven feet deep and
Setback 20-25 feet.
D. Paving and Landscaping
1. Setback Area fronting Raised Residential
Terrace shall be landscaped.
2. Raised Terraces may include paving and/or
landscape.
E. Furnishing Zone
The raised Terrace may be furnished.
F. Additional Standards
None.
7’ Min.
4’ Max.
Terrace Front
Terrace Front
Sidewalk
7’ Min.
2’ Max.
2’ Max.
Property Line
Property Line
Setback Area
20’-25’
13’ Min.
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64Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
FRONTAGE TYPES • URBAN FRONTAGE
Figure 4-24 - Urban Frontage Illustrative Section
An urban Frontage Type for residential or commercial
ground-floor uses.
Figure 4-23- Urban Frontage Conceptual Plan
Figure 4-22 - Urban Frontage Illustrative Photo
4.10 Urban Frontage
A. Intent Statement
An urban Frontage is suitable for residential lobbies
or commercial/office uses. It may provide access to
ground- floor uses, but is primarily characterized by
windows facing the sidewalk. Unlike storefronts, there
is no minimum ground floor Height. Nor is there a
requirement for individual entries to individual shops,
offices or other spaces that constitute the Frontage.
B. Entries
1. Urban Frontages shall provide primary
pedestrian access directly from the sidewalk
to a lobby and need not provide entrances to
individual shops or spaces like a Shopfront.
2. Primary pedestrian access shall be visually
emphasized through the use of canopies,
awnings or fixed overhead architectural
Projections such as porticos.
C. Dimensions
1. Urban Frontages shall be set at grade or may
be elevated up to 12 inches above the adjacent
sidewalk.
2. Building Faces shall be set back from the curb a
minimum of 15 feet and a maximum of 25 feet.
D. Paving and Landscaping
1. Urban Frontages are characterized by
Hardscape and/or landscape within the Setback
area.
E. Furnishing Zone
Where permitted, outdoor seating may be provided
in front Setbacks. Low growing landscape is also
permitted to provide privacy for activities taking place
in building’s ground-floor space.
F. Additional Standards
None.
Residential Lobby or
Office/Commercial Uses
Sidewalk
15’-25’
Property Line
Setback Area
Property Line
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Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
5SITE AND
OPEN SPACE
STANDARDS
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66Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
SITE AND OPEN SPACE STANDARDS • STANDARDS AND GUIDELINES
SITE AND OPEN SPACE STANDARDS
5.1 Purpose and Intent
The architectural standards in this section apply to all multifamily residential and mixed-use developments
in Diamond Bar. They address the composition of buildings as well as functional aspects of building, parking,
and outdoor space design. The goal of this section is to ensure that development is consistent with the goal of
creating a human-scale mixed-use environment in which each individual building furthers the overall vision.
The images in this section are for Illustrative purposes, only provided to illustrate intent.
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67 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
SITE AND OPEN SPACE STANDARDS • GRADING STANDARDS
5.2 Grading Standards
5.2.1 Applicability
The Standards of this section shall apply to mixed-
use parcels only. They address the setting of ground
floor elevations to ensure accessibility and a seamless
Connection between the streets and spaces of the plan
area, and the ground floor of commercial offerings.
5.2.2 Standards
The finished floor elevations of buildings, shall be set
in accordance with the following criteria:
1. The finished floor elevation of primary building
entrances and storefront entrances shall be set to
meet existing (as designed) street grade. This may
require the stepping of the building floor plate.
2. Cross and longitudinal slopes of up to five percent
are allowed in any front Setback areas subject to
ADA access requirements, however, areas abutting
storefront Frontages shall not exceed two percent.
3. Notwithstanding 5.2.2.1 and 5.2.2.2 above, the
following grading strategies may also be employed,
where necessary:
•The cross slope of the tree zone may be
increased to a maximum of five percent.
•Sidewalk cross slope may be decreased to a
minimum one percent provided that adequate
drainage is demonstrated.
•The longitudinal slope of the public sidewalk
may be increased to exceed that of the adjacent
public street by a maximum of three percent.
•The Terrace Frontage may be utilized (See
Figure 5-1 and Section 4.9).
4. In order to ensure that transitions between
sidewalks and storefronts are as seamless as
possible, steps, ramps, and retaining walls solely
associated with building ingress and egress are
prohibited in the Front Yard except where it is
required for grading purposes. In such cases a
Terrace Frontage shall be utilized (See Section 4.9).
Figure 5-1 - Illustrative Photo of Terrace Frontage
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68Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
SITE AND OPEN SPACE STANDARDS • EXTERIOR LIGHTING & OUTDOOR SEATING AREAS, CAFES, AND RESTAU-
RANTS IN MIXED-USE ZONES
5.3 Outdoor Seating Areas, Cafes, and
Restaurants in Mixed-Use Zones
Outdoor seating areas, cafes and restaurants in mixed-
use zones shall be in conformance with DBCC Section
22.42.080(3).
Notwithstanding the statement above, the following
standards are also applicable:
1. Outdoor seating areas, cafes, and restaurants
on private property, as part of mixed-use
development shall not interfere with pedestrian
flow and circulation along adjacent sidewalks,
from public ways to building entries, or with
amenities, such as bicycle racks and benches.
5.4 Outdoor Furnishings Visible from
ROWs Applicable to Mixed-Use Zones
1. The following materials shall be used for
furnishings in private spaces that are visible
from public ROWs.
a. Benches, chairs and tables shall be made
of be made of wood, metal, stone, concrete,
recycled High-Density Polyethylene (HDPE),
or a composite of wood and plastic (recycled
HDPE) composite.
b. Trash cans and bike racks shall be made of
metal.
c. Planters and pots shall be made of metal,
stone, terra cotta, cast stone, cast concrete,
hand-sculpted concrete, or composite
material that resemble wood.
d. Moveable furnishings such as tables and
chairs shall not be stored in a location that
is visible from the street.
Figure 5-2 - Illustrative Photo showing outdoor seating
areas, cafes and restaurants in mixed use conditions
Figure 5-3 - Illustrative Photo showing street furnishings
in mixed-use conditions
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69 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 5-4A - Two Tiers of Planting Figure 5-4B - Three Tiers of Planting
5.5 Landscape Standards
Landscape design standards, including standards for
street trees and parkways, shall be in conformance
with DBCC Chapters 22.24, 22.26 and Section
21.30.070.
Notwithstanding the statement above, the following
standards are also applicable in all areas covered by
these Objective Design Standards.
1. Street tree spacing shall be between twenty-five
and forty-five feet (30’-0” and 50’-0”) on center
with adjustments in spacing pursuant to Public
Works Department standards.
2. Plants shall be arranged with the tallest shrubs
located at base of buildings and structures,
transitioning to lower shrubs adjacent to
sidewalks and curbs. A minimum of two Heights
or tiers shall be provided (e.g., low planting and
taller planting adjacent to the wall). (See Figure
5-4A for dimensions of each tier)
3. For landscape areas greater than ten feet wide,
provide a minimum of three tier levels (e.g.,
groundcover or annuals, low planting and tall
planting adjacent to the wall). (See Figure 5-4B
for dimensions of each tier)
Tall Tier: 3’-0” to 4’-0” High
Foundation and Flowering Shrubs
Tall Tier: 3’-0” to 4’-0” High
Foundation and Flowering Shrubs
Low Tier: 1’-6” to 2’-6” High
Perennials and Groundcover
Mid-Level Tier: 2’-0” to 2’-8” High
Flowering and Annual Shrubs
Low Tier: 1’-6” to 2’-6” High
Perennials and Groundcover
Parkway: Less than 24” High
Foot traffic tolerant
Low Perennials and Groundcover
Parkway: Less than 24” High
Foot traffic tolerant
Low Perennials and Groundcover
SITE AND OPEN SPACE STANDARDS • LANDSCAPE STANDARDS
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SITE AND OPEN SPACE STANDARDS • COMMON OPEN SPACE & INTERIOR COURTYARDS
5.6 Common Open Space
Common Open Space standards shall be in
conformance with DBCC Sections 21.30.070, 22.26.040
and 22.26.050.
Notwithstanding the statement above, the following
standards is also applicable in all areas covered by
these Objective Design Standards.
1. Artificial trees, shrubs, turf and plants shall not
be used as landscape within the public right of
way, any parking area, or within an open space
area directly visible to from the public right of
way.
2. Outdoor dining areas shall have concrete
to match the adjacent sidewalk, or special
pavers, and/or a row of Planters or bollards, or
permeable fence to delineate the dining space.
3. Benches, chairs and tables shall be made
of be made of wood, metal, stone, concrete,
recycled High-Density Polyethylene (HDPE), or a
composite of wood and plastic (recycled HDPE)
composite.
4. Planters and pots shall be made of metal, stone,
terra cotta, cast stone, cast concrete, hand-
sculpted concrete, or composite material that
resemble wood.
Figure 5-5 - Common Open Space Illustrative Photo
Outdoor dining area divided from public walking space with
railings.
5.7 Interior Courtyards
Required outdoor space may be accommodated in
interior courtyards located on the ground plain or on a
Podium, as allowed by the relevant Building Type (see
Chapter 2).
When provided, interior courtyards shall adhere to the
following standards:
1. Shade Trees. Interior courtyard landscaping
shall include shade trees or shading devices.
At least one 3-inch caliper specimen tree is
required per 1,000 square feet of courtyard
area.
2. Dimensions. Minimum courtyard dimension
on any side shall be 30 feet (exclusive of
Encroachments) unless indicated otherwise in
the Building Types.
3. Blank Walls. Where courtyards are visible from
the Principal Frontage, Blank Walls shall not be
permitted inside the perimeter of the courtyard.
Alternatively, courtyards shall include windows,
doors, balconies and/or shall be screened with
landscape, such that the landscape covers at
least 2/3 of the Blank Wall.
Figure 5-6 - Interior Courtyard Illustrative Photo
Landscape and Hardscape create intimate spaces in this
courtyard.
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71 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
SITE AND OPEN SPACE STANDARDS • FENCES, HEDGES AND WALLS & RETAINING WALLS
Figure 5-7 - Hedge Screening Service Area
A hedge and other plantings effectively screens a service
area from view.
5.9 Retaining Walls
Retaining wall standards shall be in conformance with
DBCC Chapter 22.20, except that unfinished concrete
block and interlocking concrete pavers (such as
keystone) shall not be used as retaining walls when
visible from the street.
5.8 Fences, Hedges and Walls
Garden walls, retaining walls, hedges and fences may
be used to define the edge between adjoining private
properties. Fences, hedges and walls facing the public
street shall also comply with the Frontage Type
standards (see Chapter 4).
Fences, hedges and walls standards shall be in
conformance with DBCC Chapter 22.20.
Notwithstanding the statement above, the following
standards are also applicable in all areas covered by
these Objective Design Standards.
1. Location. Garden walls, retaining walls, hedges
and fences shall be built at least 18 inches from
the property line, to allow room for footings and
planting.
2. At Storefronts. Walls and fences shall not
be used at storefronts or storefront cafés,
except that retaining walls shall be permitted
in situations where they are necessary to
accommodate grade changes.
3. Plastic and Vinyl. No plastic or vinyl fencing
shall be permitted forward of the Build-to Line,
unless the material is a recycled plastic lumber
(RPL).
4. Vegetation utilized as hedges adjacent to public
sidewalks or paseos shall not be of the type that
produces thorns or spines (e.g., blackberries,
rose bushes, or cacti, among others).
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SITE AND OPEN SPACE STANDARDS • VEHICULAR PARKING, LOADING AREAS & BICYCLE PARKING STANDARDS
5.11 Loading Areas
Loading areas shall be in conformance with DBCC
Section 22.30.100.
Notwithstanding the statement above, the following
standards are also applicable in mixed-use projects.
1. Service and loading areas shall be located
away from public streets whenever possible.
Entrances to loading areas shall be no more
than 18 feet wide.
2. Entrances to loading areas fronting public
streets shall be enclosed by an opaque gate
covering the entire entrance. Chain link fencing
is not permitted for use as a gate.
3. Loading areas must accommodate both trash
and recycling.
4. Multifamily residential projects over 100 units
shall designate space for moving truck loading
and unloading.
5.12 Bicycle Parking Standards
Bicycle parking standards shall be in conformance with
DBCC Section 22.30.90.
Notwithstanding the statement above, the following
standards for short-term bicycle parking are applicable
in mixed-use projects.
Short-term bicycle parking is intended to offer a
convenient and accessible area to park bicycles for
customers and other visitors.
1. 10% of the multifamily bicycle parking shall be
short-term that is, for building visitors who will
use the space for two hours or less.
2. 90% of hotel bicycle parking shall be short-
term.
3. 90% of eating and drinking establishments
bicycle parking shall be short-term.
4. 80% of office and retail business bicycle
parking shall be short-term.
5.10 Vehicular Parking
Vehicular parking standards shall be in conformance
with DBCC Chapter 22.30.
5.10.1 Parking Location
1. Parking location shall be in conformance with
the requirements of the particular Building Type
to which is associated. (See Chapter 2)
2. At Block Fronts facing public streets, at-grade
or above-ground parking that may be provided
shall be screened by a habitable space no less
than 20 feet deep. Subterranean parking may
extend to the property line.
5.10.2 Parking Access
1. To the extent parking is provided, it shall be
accessed from a public or private alley when
present. If no alley is present, parking access
shall be from the street consistent with DBCC
Section 22.30.080.
2. Pedestrian entrances to all parking shall
be directly from the street, except that
underground parking garages may be entered
directly from a building.
5.10.3 Parking Structures
1. All parking structure exits shall maintain a
Clear Sight Triangle pursuant to Public Works
Department standards to protect pedestrians
from exiting vehicles. The triangle is placed with
one point aligned with the driver’s position. The
opposite far edge of the triangle is then placed
flush with the edge of the pedestrian pathway.
2. Pedestrian crossing signage shall be placed
at all garage structure exits along with a stop
bar set back from the edge of the pedestrian
pathway.
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73 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 5-8 - Service and Auxiliary Equipment Illustrative
Photo
Trash enclosures and utilities shall be screened from view.
5.13 Service and Auxiliary Equipment
Service and auxiliary equipment standards shall be
in conformance with DBCC Sections 22.16.080 and
22.16.100.
1. Service, utility, and mechanical functions,
including retail loading, shall be located in alleys
whenever present. When alleys are not present,
service, utility and mechanical functions shall
be placed behind buildings and provisions for
access shall be made.
2. Service, utility, and mechanical equipment that
is visible from the street shall be screened from
view with landscaping or enclosures. Backflow
preventers and fire standpipes, along with utility
box transformers shall be screened.
3. All screening devices shall be of the same
materials and colors of the building to
which they are attached. Operable gates
and decorative trim may differ in color and
materiality.
4. Trash areas that are visible from public streets
or adjacent properties shall be enclosed by
walls. Trash area entrances shall be enclosed by
a door.
5. Roof vent penetrations and mechanical
equipment shall be located at least ten feet (10’-
0”) from any exterior Building Face.
5.14 Exterior Lighting
Exterior Lighting shall be in conformance with DBCC
Section 22.16.050 or the applicable Specific Plan.
SITE AND OPEN SPACE STANDARDS • SERVICE AND AUXILIARY EQUIPMENT & EXTERIOR LIGHTING
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Page 445 of 618
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Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
6ARCHITECTURAL
STYLES
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ARCHITECTURAL STYLES • INTENT
ARCHITECTURAL STYLES
6.1 Intent
An architectural stylistic framework shall be the basis for establishing Objective Design Standards for all multi-
family and mixed-use development. This framework honors the San Gabriel Valley’s existing Architectural Styles
by providing a regulatory framework to continue its eclectic architectural tradition.
The following standards enable the significant characteristics of the following five Architectural Styles that
have been identified as relevant. The five styles are identified below:
•Main Street Commercial
•Spanish Revival
•Craftsman
•Art Deco
•California Contemporary
The above styles are described in terms that assist the user of these standards to understand their
historic precedence and prepare contemporary designs in these historic styles. Each style is described and
differentiated from the others through nine criteria. These describe their prevalent language of composition,
technique, materiality, and detail for the user to apply to new designs: massing, base, primary walls of upper
floors, roof- wall transitions, roof, drainage, door and window openings, attached elements.
Applicants for multifamily residential and mixed-use development (that includes housing) shall select and
conform to one Architectural Style and one corresponding Building Type for each proposed building pursuant to
the standards. If a development is proposing several buildings and/or Building Types, the applicant may provide
different Architectural Style and Building Type combinations in the same development. Each style is described
and differentiated from the others through nine building criteria as follows:
1. Applicability
2. Massing
3. Base and Ground Floor
4. Primary Walls of Upper Floors
5. Roof Wall Transitions
6. Roof
7. Drainage
8. Door and Window Opening
9. Attached Elements
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77 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • MAIN STREET COMMERCIAL
6.2 Main Street Commercial
The Main Street Commercial style is derived from the late
nineteenth and early twentieth century mixed-use architecture
that characterized the downtowns of small cities and towns
throughout California. Buildings of this style are decorated
rectangular masonry (or stucco) boxes in form and are typically
mixed-use with commercial ground floors in terms of function.
However, this style may also be used for buildings that are
exclusively residential.
Multi-Story Façades are typically divided into base, middle and
top, or “tri-partite”, with the ground floor taller than the shorter
upper floor which is finished by a significant Parapet. The ground
floor has expansive glass interrupted by structural columns
with transoms to allow light to penetrate deep into the interior.
Upper-level windows are typically punched openings, often
grouped in twos or threes by piers, pilasters, or other Façade
elements, creating a repetitive bay structure directly relating to
the ground floor openings.
A. Applicability
1. This style is applicable to mixed-use zones only.
Figure 6-1 - Main Street Commercial Illustrative Photo
Figure 6-2 - Main Street Commercial Illustrative Photo
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78Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Figure 6-3 - Rectangular Form
Percentage Diagram
Figure 6-4 - Large Windows
Ground Floor
Figure 6-5 - Decorative Brick
Figure 6-7 - Cornice
Figure 6-6 - Single Plane
Figure 6-8 - Parapet and Cornice
ARCHITECTURAL STYLES • MAIN STREET COMMERCIAL
B. Massing
1. Main Street Commercial buldings shall
present Frontages that are square or simple
rectangles and as a single Volume.
2. Notwithstanding this requirement, no
greater than 10 percent of the total Frontage
may include deviations to the rectangular
forms, through changes in Height, Setback
or Encroachment, or corner articulation. See
Figure 6-3.
C. Base and Ground Floor
1. An explicit base level element shall ground the
building up to two feet six inches maximum
Height, such as a bulkhead, footer, or sill.
2. The ground floor base shall provide a
minimum of one-foot-wide horizontal band of
a different plane on the Façade at the top of
the first Story, such as a Cornice or lintel.
3. Exterior wall materials shall be applied as a
horizontal band of brick, stone, cast concrete,
stucco, terra cotta, or cementitious fiberboard.
D. Primary Walls of Upper Floors
1. Upper floor walls shall be expressed as
single-plane expanse of cast concrete
brick, stucco and plaster materials, terra
cotta or cementitious fiberboard siding.
Notwithstanding that, nothing in this
statement shall be interpreted as prohibiting
the inclusion of Decorative Detail on the
surface or that is additive in nature.
2. Where present, attached building wall
elements, such as awnings and balconies, shall
encroach into the building’s Setbacks.
3. Window shutters shall not be allowed.
E. Roof-Wall Transitions
1. Exterior walls shall transition directly into roof
Parapets or into plaster molding or Cornice
line forms.
2. For buildings with flat roofs, exterior Parapets
shall be articulated as a continuation of the
exterior wall and shall include a Cornice
or Decorative Detail on the surface of the
Parapet.
A
A
B ≤ 10%(A+A)
B
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79 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • MAIN STREET COMMERCIAL
F. Roof
1. For buildings with pitched roofs greater than 6:12,
roofs shall overhang the wall surfaces by a minimum
of two feet.
G. Drainage
1. Where a rain drainage catchment is visible, (i.e.,
not embedded within the building’s walls) it shall
be conducted with a combination of gutters and
downspouts fabricated either from untreated copper
or painted metal to contrast with the Building Face.
H. Door and Window Openings
1. Ground floor Fenestration shall conform with the
requirements for the appropriate Frontage (see
Chapter 4).
2. Transoms above doorways are required on the
ground floor.
3. Upper floor windows and doors shall have a square
or vertically oriented rectangular shape. This
requirement does not preclude the use of arches or
articulated lintels atop the openings.
4. Door and window openings shall be centered on the
spaces between the pattern of ground floor columns
and piers.
5. Windows on upper floors shall appear to be
“punched” by recessing them from the surface
by a minimum of two inches. Where windows are
arranged in groups of two or three, the entire group
shall be recessed from the outer surface.
6. Door and window openings on the Upper Floors of
Primary Frontages shall constitute a minimum of
33 percent of the Façade. This requirement may be
reduced to 20 percent if windows and doors are
recessed at least four inches from the surface of the
Façade.
7. Windows on the upper floors shall be double-hung or
awning type.
I. Attached Elements
1. Awnings, canopies, and upper floor balconies or bay
windows are subject to Encroachment requirements,
See DBCC Section 22.16.090 (3) and Section 3.8 of
this document.
Figure 6-9 - Awnings at Commercial Frontage
Figure 6-10 - Canopy Frontage
Figure 6-11 - Roof with Detailed Parapet
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ARCHITECTURAL STYLES • MAIN STREET COMMERCIAL
Roof and Eaves
Flat roof with Parapet or projecting
molding and Cornice lines.
Awnings
Extend into the public right-of-way.
If Setback, shall refer to Section
22.16.090(3) of DBCC.
Windows
Upper floor windows align with
ground floor windows, doors, and
piers or column patterns.
Shopfront
Transoms and piers articulate
doors and windows.
Base
Shopfront base grounded with a sill or a footer.
Cornice or Lintel
The ground floor base shall provide a horizontal
band of a different plane on the Façade at the
top of the first Story.
Walls
Flat planes of brick, stone, cast
concrete, stucco, and plaster
materials.
Figure 6-12 - Main Street Commercial Elements Diagram (Ground Floor Commercial)
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81 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Roof and Eaves
Flat roof with Parapet or projecting
molding and Cornice lines.
Awnings
Extend into the public right-of-way.
If Setback, shall refer to Section
22.16.090(3) of DBCC.
Windows
Upper floor windows align with
ground floor windows, doors, and
piers or column patterns.
Base
Residential entrance with a Stoop
Cornice or Lintel
The ground floor base shall provide a horizontal
band of a different plane on the Façade at the
top of the first Story.
Walls
Flat planes of brick, stone, cast
concrete, stucco, and plaster
materials.
ARCHITECTURAL STYLES • MAIN STREET COMMERCIAL
Figure 6-13 - Main Street Commercial Elements Diagram (Ground Floor Residential)
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83 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • SPANISH REVIVAL
6.3 Spanish Revival
Spanish Revival architecture draws from the adobe structures
of the California Missions, which were prominently showcased
in the California Pavilion at the 1893 World’s Columbian
Exposition. The style was subsequently adopted by several
railroad companies for train stations and hotels, and it soon
became a defining architectural language across California, used
extensively in both institutional and residential settings.
The style is characterized by thick-walled massing, often
expressed through deeply recessed openings and arcades.
Emulating this depth—particularly in features such as arcades—
is essential to achieving an authentic expression of the style.
Spanish Revival, including the Mission subtype, represents a
mature and complex architectural tradition that evokes a strong
sense of urban character and an intimate relationship with the
natural environment.
Key features include white or light-colored stucco walls, sloped
red clay tile roofs with exposed rafter tails, shaped Parapets,
and generous balconies—often detailed with ornamental metal
railings. Façade Compositions may be either symmetrical or
asymmetrical, but window sizes, locations, and alignments
are typically varied. Arched openings are common, appearing
unframed in upper-Story windows or as part of ground-floor
arcades at entries or along Frontages facing Public Spaces.
Figure 6-14 - Spanish Revival Illustrative Photo
Figure 6-15 - Spanish Revival Illustrative Photo
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A. Applicability
1. This style is applicable to all mixed-use and
multifamily zones.
B. Massing
1. Volumetric composition shall be with a
primary Volume accounting for at least 60
percent of the Frontage, but no more than 90
percent offset by a variety of lesser Volumes
See Figure 6-16.
C. Base and Ground Floor
1. While not required, if an articulated base
element is applied on the Ground Plane, such
as a footer, it shall be no taller than three feet
maximum Height from grade.
2. Where utilized, the base element shall be one
of the following:
a. A horizontal band painted with the darkest
accent color applied to the building Façade.
b. A horizontal band painted the exact same
color as the entire building Façade.
c. A horizontal band of ceramic tile, plaster,
stone or cast concrete materials
D. Primary Walls of Upper Floors
1. Primary Upper floor walls of the primary
Volume shall be expressed as a single-plane
expanse of stucco or plaster surface, smooth
or hand-troweled textures. Primary Walls of
secondary Volumes shall be surfaced in stucco
or plaster.
2. Notwithstanding the requirement above,
materials such as decorative tile, ornamental
metal, stone, or terra cotta may recess within
the wall, set flush with the surface of the
wall or in the case of traditional moldings,
be applied atop the surface. Stone or cast
concrete materials shall not be allowed above
the ground floor base element, except for
attached chimneys, unless the material is a
continuation of the identical material used
below.
E. Roof-Wall Transitions
1. Where a Parapet is used at the roofline, it
shall include at least one of the following
elements to establish a visible termination of
the wall plane:
ARCHITECTURAL STYLES • SPANISH REVIVAL
Figure 6-16 - Volumetric
Composition Diagram
Figure 6-18 - Single Plane
Composition
Figure 6-20 - Parapet with Flat
Roof
Figure 6-17 - Painted Base with
Recess
Figure 6-19 - Balcony
Overextending Sidewalk
Figure 6-21 - Clay Tile with No
Eave
A
A≥ 60%(A+B) ≤ 90%(A+B)
B
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85 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
a. A shaped or stepped Parapet profile (e.g.,
curvilinear, sloped, or crenellated).
b. A coping element with a contrasting material,
texture, or Projection of at least two inches from
the wall surface.
c. A plaster molding, Cornice band, or cap that
projects a minimum of two inches and extends
continuously along the Parapet edge.
Flat, unadorned Parapets without variation in form
or detailing are prohibited. All Parapet profiles
shall be consistent with historical Spanish revival
precedents, such as Mission-shaped curves.
2. Exterior walls shall transition into roof form by one
of three devices:
a. A projected wooden Eave with exposed wooden
rafters;
b. Plaster molding; or
c. A tile cap.
3. Foam moldings are permitted only on the second
(2nd) floor or above and shall not be used in
occupied or high-use areas such as doorway trim or
facing balconies.
F. Roof
1. Gabled or hipped roofs shall be low-pitched at a 3:12
minimum to 5:12 maximum ratio and finished in clay
or concrete barrel or S-tile.
2. Flat roofs are allowed and shall be articulated as
an explicit exterior surface (tile may be multi-color
randomly placed) visual transition to the sky. May be
accessible and used as balconies or Terraces.
3. Overhanging downslope Eaves shall be a minimum
of 16 inches wide supported by wooden rafter tails
and exposed Eaves or metal brackets.
G. Drainage
1. Rain drainage catchment shall be conducted with
a combination of half-round gutters and round
downspouts entirely in dark painted metal or
untreated copper and shall be located within six
inches of building corners.
H. Door and Window Openings
1. Window on Primary Façades shall be punched
openings with no surround and deep-set with a
minimum two-inch plaster return.
2. Window and opening compositions shall only utilize
the following shapes:
• Square;
• Vertically proportioned rectangles (Height greater
than width);
• Arched top forms, including full, segmental, or
eyebrow arches;
• Circular or oval;
• Quatrefoil, trefoil, or other symmetrical
ornamental forms, each not exceeding 36 inches
in width, and used only as accent openings.
Horizontally proportioned openings (width greater
than Height) are prohibited, except when used as
small vents or decorative accents not exceeding 24
inches in width.
3. Shutters shall be the aggregate size of the
associated opening.
4. Operable windows on upper floor shall be casement
or single hung.
5. Sliding doors are not permitted unless they have a
minimum stile width of four inches.
6. Ground floor Fenestration shall conform with the
requirements for Shopfronts. (See Section 4.3).
7. Upper floor windows and doors shall be
geometrically square or rectilinear oriented
with the longer dimension running vertically.
Notwithstanding this, nothing in this requirement
shall preclude the use of arches or articulated lintels
atop the openings.
8. Door and window openings shall be centered on the
spaces between the pattern of ground floor columns
and piers.
9.Doors and Windows openings on upper floors shall
appear to be “punched” by recessing them from the
surface by a minimum of two inches. Where windows
are arranged in groups of two or three, the entire
group shall be recessed from the outer surface.
10.Door and window openings in the Upper Floors of
Primary Frontages shall constitute a minimun of
33 percent of the Façade. This requirement may be
reduced to 20 percent if the windows and doors are
recessed a minimum of four inches.
I. Attached Elements
1. Awnings, canopies, and upper floor balconies or bay
windows are subject to Encroachment requirements.
(See DBCC Section 22.16.090(3) and Section 3.8 of
this document.)
2. Balconies shall be supported by bracketing entirely
in metal or exposed wood.
3. Bay windows shall be supported in wooden brackets
or exposed joist extensions.
ARCHITECTURAL STYLES • SPANISH REVIVAL
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ARCHITECTURAL STYLES • SPANISH REVIVAL
Shallow Eaves
Overhanging downslope
Eaves supported by
wooden rafter tails and
exposed Eaves or metal
brackets.
Base
Articulated footer is
optional.
Flat or Low Pitch Roofs
If a pitched roof, gables with barrel tile and exposed Eaves and hipped with
exposed Eaves. If a flat Parapet, the exterior wall transitions to the sky.
Vertical Architectural Elements
Include chimney, belvedere, covered patio and Terrace.
Balconies
Supported by metal brackets.
Windows
Recessed square or
rectangle shape.
Walls
A single-plane of stucco
or plaster.
Figure 6-22 - Spanish Revival Elements Diagram
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ARCHITECTURAL STYLES • CRAFTSMAN
6.4 Craftsman
The English Arts and Crafts movement of the mid- to late-19th
century inspired the Craftsman architecture of California. It was
invented as a style of the handmade and earthy, a reaction to
the repetitiveness and homogenization of the industrial culture
emerging at the time. The Arts and Crafts movement became
the expression of choice for an unadorned, popular, and natural
architecture. Good examples of Craftsman buildings for larger
scaled three to five Story buildings can be found in historical
hotels, California courtyard multifamily housing and mountain /
national park resorts.
In its most simple form, it is a wood box surrounded by various
attached elements, such as roof dormers or expressive
downspouts. Walls are typically horizontally placed wood siding,
shingles, or board-and-batten (often in a combination of two or
three) with a foundation base and piers in stone, brick or stucco.
A large gable shallow sloped roof with dormers to break up
massing is typical. Dormers may feature shed or flat roofs and
can have gable ends. Rafter tails, decorative brackets, and porch
columns are exposed, smooth, woodwork. Windows and doors
are vertical in proportion, trimmed in wood. Roofs are clad in
wood or shingles with broad overhangs and Eaves.
A. Applicability
1. This style is applicable to all mixed-use and multifamily
zones.
Figure 6-23 - Craftsman Illustrative Photo
Figure 6-24 - Craftsman Illustrative Photo
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88Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
B. Massing
1. Volumetric composition shall be with a
primary Volume accounting for at least 60%
of the Frontage, but no more than 90% offset
by a variety of lesser Volumes.
2. At least 70 percent of the top floor shall
be subsumed in the roof with dormers.
In buildings with varying Heights, this
requirement shall apply to the top floor in
each section of the building.
3. Dormers may have shed or flat roofs, or gable
ends.
C. Base and Ground Floor
1. An explicit base element shall be applied at
the Ground Plane, and it shall be measured up
to one to three feet in Height and expressed
as horizontal band/Layer pattern and made of
brick, stone, stucco, or shingle materials.
2. Ground floor shall be differentiated in terms of
materials and/or color from upper floors.
3. Piers shall be a minimum of 6”x6” if wood
posts, and 18”x18” if stone or stucco.
D. Primary Walls of Upper Floors
1. Masonry materials, such as brick, stone or
stucco shall not be allowed above the ground
floor base element, except for attached
chimneys.
2. Upper floor exterior walls shall be clad
primarily (up to 90 percent of a vertical
Façade section) as single-plane expanse of
wood, shingle, shake, or clapboard siding up
to the roof line. with a secondary material
utilized from 10-30 percent of any vertical
section). Secondary materials can be defined
by a change in color, a change in size or
pattern of the shingles or shakes, or a
completely different material.
3. The space between columns and piers shall
be either square or vertically rectangle shape
with a Height to width proportion ratio of no
more than 3:1. See Figure 6-29.
4. Door and window openings shall be centered
on the spaces between columns/piers below.
5. Piers shall be a minimum of 6”x6” if wood
posts.
ARCHITECTURAL STYLES • CRAFTSMAN
ADD NEW PHOTO
ADD NEW PHOTO
Figure 6-25 - Masonry and Stone
Base
Figure 6-27 - Paired Openings
Composed Horizontally
Figure 6-30 - Craftsman
Illustrative Photo
Figure 6-26 - Gutter and
Downspout
Figure 6-28 - Painted Shingles
Over Siding
Figure 6-29 - Space Between
Columns and Piers
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89 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
E. Roof-Wall Transitions
1. Exterior walls shall transition into roof form by
projected wooden Eaves with exposed rafters.
2. Eaves shall have an overhang of at least three feet.
F. Roof
1. Roofs shall be designed with a pitched gable or
hipped roof. Principal gables are between 3:12 and
6:12, and shed slopes shall be less than the principal
slope (between 2:12 and 4:12).
2. Eaves shall be supported by wood bracket details
and exposed wood rafters to support gable end
roofs.
3. Dormers, if used, shall have shed or gable ends.
G. Drainage
1. Rain drainage catchment shall be conducted with a
combination of gutters and downspouts in entirely
painted metal or untreated copper finishes.
H. Door and Window Openings
1. Window lites may be divided into equal increments
or be divided on a portion of a window (such as
the upper portion of a double-hung or casement
window).
2. Primary entry doors on the ground floor shall
be made of wood or fiberglass that are made to
resemble wood.
3. Window and opening compositions shall be either
square and/or vertically rectangle shaped. However
up to three windows may be grouped to form a
horizontal opening.
4. One Specialty Window (neither square nor
rectilinear) per vertical section, may be utilized.
5. Window shutters, if used, shall match the aggregate
size and shape of the associated opening.
6. Door and window openings on the Upper Floors of
Primary Frontages shall constitute a minimum of 25
percent of the Façade.
I. Attached Elements
1. Porches, chimneys, and trellises can encroach
beyond the primary exterior surface of buildings and
into their Setbacks. See DBCC Section 22.16.090(3).
2. Balconies and bay windows shall be supported by
wood brackets, or tapered or square posts.
ARCHITECTURAL STYLES • CRAFTSMAN
Figure 6-31 - Craftsman Illustrative Photo
Figure 6-32 - Bracketing of a Roof Gable
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90Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • CRAFTSMAN
Eaves
Overhangs with rafter tails,
exposed Eaves, and metal brackets.
Base of the Building
Footer element and ground floor
shall be brick, stone, stucco or
shingle materials.
Piers
Piers are a minimum of 6”x6” if
wood posts.
Roof and Eaves
Low pitched roof, 3:12 min - 5:12 max
ratio, with gables facing primary street
or side street.
Dormers
Proportioned and detailed as scaled
down versions of the building.
Change in Materials
Ground floor brick, stone, or
stucco materials change to
shingle or clapboard siding on
upper floors.
Windows
Vertical or square shapes.
Balcony
Wooden upper floor
balconies provide usable
outdoor space.
Figure 6-33 - Craftsman Elements Diagram
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91 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • ART DECO
6.5 Art Deco
Art Deco emerged in the US in the 1920s and 30s, and was
the first widely popular modern style, spreading through large
cities and small towns alike. The style made a major impact on
commercial, institutional, and large-scale residential buildings
throughout California. The Art Deco style is characterized by
Volumes that step back at upper floors, long pilasters that
run the entire Height of the building, flat roofs, smooth lines,
geometric shapes, and streamlined forms. Windows typically
are located between the pilasters and, between floors, are
often separated by decorated transom panels. Although towers
may have roofs clad in metal, the overall emphasis remains on
verticality and geometric ornamentation.
Decorative features, such as infill panels, entry doors or
canopies, incorporate strong geometric motifs, sometimes
inspired by pre-Columbian architecture, and are often made
of contrasting materials, such as metal or ceramic tile. The
more exuberant versions of the style incorporate aggressive
geometries of chevrons or ziggurats in Façade design, while
a more streamlined version, sometimes referred to as Arte
Moderne, utilizes more sedate compositions with a horizontal
emphasis.
A. Applicability
1. This style is applicable to all mixed-use and multifamily
zones.
Figure 6-34 - Art Deco Illustrative Photo
Figure 6-35 - Art Deco Illustrative Photo
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92Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
B. Massing
1. Building Façade sections shall have either
dominant vertical decorative or functional
elements such as grouping of windows, piers
or decorative band or horizontal decorative or
functional elements, but not both within the
section of the Façade.
2. Where tower elements are utilized, they shall
rise above the roof Cornice.
C. Base and Ground Floor
1. Ground floor exterior walls shall be supported
on a base composed of stone, cast concrete,
brick, glazed terra cotta tile, stucco, or glazed
ceramic tile (bathroom tile is not permitted).
2. The entire ground floor Height may be
articulated as the base of the building.
D. Primary Walls of Upper Floors
1. A Primary Façade Plane shall account for
50-80 percent of the Upper Floor Façade.
For the purposes of this calculation, windows
and doors, which sit within two inches from
the surface of the Façade is calculated as
part of the Primary Façade Plane. At least 10
percent of the Façade shall sit on at least one
additional Façade Plane (a secondary plane)
projected out from or recessed in from the
Primary Façade Plane by a minimum of one
foot. Balcony rails may be included as part of
the secondary Façade Plane. There is no limit
to the number of Façade Planes provided that
the Primary Façade Plane occupies at least 60
percent of the total Façade.
2. Where pilasters running the entire Height
of the building are utilized, the combined
surface of the outer edge of the pilasters may
be included as part of the secondary Façade
Plane.
3. Façades shall be composed of stucco,
fiberboard, brick, or tile, however, included
in those materials shall be both polished and
matte finishes on separate elements, ensuring
that each finish covers at least 15 percent of
the design’s total surface area.
4. Materials shall be used to create vertical or
horizontal elements (but not both) through
exaggerated piers or horizontal bands.
5. At least one geometric inlay using contrasting
materials shall be utilized in each Façade
section.
ARCHITECTURAL STYLES • ART DECO
Figure 6-36 - Art Deco Illustrative
Photo
Figure 6-38 - Art Deco
Illustrative Photo
Figure 6-40 - Extensions with
Metal Panels
Figure 6-37- Ground Floor as Base
Figure 6-39 - Art Deco Illustrative
Photo
Figure 6-41 - Undulating Parapet
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93 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
E. Roof-Wall Transitions
1. Exterior walls shall extend beyond the roof level and
form a Parapet that is configured in one of three
ways:
a. Pilasters that continue beyond Height of
interstitial walls,
b. Walls that continue beyond Height of the pilasters,
c. Wall and pilaster that reach to same Height.
2. Nothing in the requirement above shall preclude the
use of Cornice lines, or the use of contrasting metal
tile, or other inlaid materials as part of Parapet.
F. Roof
1. Roofs shall be flat with the exterior walls extending
beyond the roofline to form Parapet walls.
G. Drainage
1. Roof drainage shall be located within walls of
the building itself and therefore not visible on
the Façade except that external scuppers and
downspouts may be utilized on rear Façades.
H. Door and Window Openings
1. Individual windows shall be multi-paned, with
a transom window above the main window.
Alternatively, Glass Block is permitted as a window
type.
2. Under each window, either as a sill or spandrel shall
be a decorative area of at least one-foot in Height.
This can be made of a contrasting material to the
Façades primary surface, or the primary surface but
installed in a contrasting pattern.
3. Windows shall have vertical dimensions that are at
least 1.5 times the width. Notwithstanding the above
requirement, up to three windows may be grouped
together within a larger frame.
4. Windows shall not cut into the pilasters.
5. Door and window openings on the Upper Floors of
Primary Frontages shall constitue a minimum of 25
percent of the Façade.
6. Windows on upper floors shall appear to be
“punched” by recessing them from the surface
by a minimum of two inches. Where windows are
arranged in groups of two or three, the entire group
shall be recessed from the outer surface.
I. Attached Elements
1. For the ground floor of mixed-use buildings, a
projecting canopy constructed of metal, fiberglass
and/or glass of at least three feet in depth shall be
provided over retail storefronts.
2. Awnings, canopies, and upper floor balconies or bay
windows are subject to Encroachment requirements.
See DBCC Section 22.16.090(3) and Section 3.8 of
this document.
3. Projecting balconies must project at least three feet
beyond the primary Building Face.
4. Balcony railings shall be constructed of metal, and
must include a geometric pattern, covering no less
than 50 percent of the total railing area. These could
include geometric shapes, chevrons, zigzags or
repeating linear elements.
ARCHITECTURAL STYLES • ART DECO
Figure 6-42 - Stepped-Back Volumes
Figure 6-43 - Art Deco Illustrative Photo
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94Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • ART DECO
Windows
Under each window,
either as a sill or spandrel
shall be a decorative area
of at least one-foot in
Height.
Base
The entire ground floor
Height may be articulated as
the base of the building.
Roofs
Roofs shall be flat with the
exterior walls extending
beyond the roofline to form
Parapet walls.
Windows
Individual windows shall be
multi-paned, with a transom
window above the main
window.
Walls
Materials shall be used to
give vertical or horizontal
emphasis (but not both)
through exaggerated piers or
horizontal bands.
Figure 6-44 - Art Deco Elements Diagram (Ground Floor Commercial)
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95 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Windows
Under each window,
either as a sill or spandrel
shall be a decorative area
of at least one-foot in
Height.
Base
The entire ground floor
Height may be articulated as
the base of the building.
Roofs
Roofs shall be flat with the
exterior walls extending
beyond the roofline to form
Parapet walls.
Windows
Individual windows shall be
multi-paned, with a transom
window above the main
window.
Walls
Materials shall be used to
give vertical or horizontal
emphasis (but not both)
through exaggerated piers or
horizontal bands.
ARCHITECTURAL STYLES • ART DECO
Figure 6-45 - Art Deco Elements Diagram (Ground Floor Residential)
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97 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
ARCHITECTURAL STYLES • CALIFORNIA CONTEMPORARY
6.6 California Contemporary
The California Contemporary style refers to the streamlined
Modernism that flourished in the middle of the last century in
Southern California and throughout the country. Influenced by
the climate and products of industrial design, the style featured
flat roofs, asymmetrical and streamlined building composition,
repetitive building elements articulated as abstract planes or
forms, and expanses of glass that allow integration between
interior and exterior spaces. The use of industrial materials such
as glass, concrete and fiberglass in combination with natural
materials is common.
Given its abstract nature, the California Contemporary style
relies heavily on the use of a “parti” or a set of major decisions
about the overall organization of the building mass as a
formative element. The process for buildings in this style shall
begin with the parti, which shall include the following specific
formal elements: an asymmetric composition with a horizontal
emphasis balanced with vertical feature(s); a subdivision of the
overall building form into discrete and distinguishable masses;
the articulation of the exterior surface into planes with a visible
Layering of elements, and expanses of glass. Unique Façade
features may be highlighted with a bright or contrasting color.
Despite its use of an abstract vocabulary, buildings shall be
articulated with a human scale. A base and middle shall be
established; a cap or attic Story may be clearly articulated or
implied through modest upper level adjustments such as a taller
Parapet.
Figure 6-46 - California Contemporary Illustrative Photo
Figure 6-47 - California Contemporary Illustrative
Photo
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98Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
A. Applicability
1. This style is only applicable to mixed-use
zones only.
B. Massing
1. Buildings of this style shall be composed to
create depth within the Façade itself referred
to as “Layered Massing”.
a. Layered Volumes: Buildings must include
a minimum of two Volumes with differing
Heights , materials, colors and/or widths.
These Volumes may abut one another or
appear to be “Layered” with one appearing
to overlap the other in whole or in part.
There is no maximum number of Volumes.
b. Bay System Alignment: These Volumes or
Layers shall align with a regular bay system,
which may be structural or non-structural.
c. Layered Projection: Each Volume or Layer
shall project or recess a minimum of four
inches from the adjacent plane. Maximum
depth of these Projections or recessions is
not regulated.
d. Overlapping Masses: There are two methods
for combining Volumes and Layers:
•Volumes must be physically adjacent to
other Volumes along the Façade.
•Alternatively, Layers must physically
overlap adjacent Volumes or other Layers.
e. Material Coordination: Materials and their
color and application shall follow the bay
divisions. Each bay shall use consistent
material placement, finishes, or patterns to
visually reinforce the bay system.
f. Prohibited Conditions: Façade Compositions
with non-repetitive Layering, random
massing, or components that do not meet
the above Projection, overlap, or bay
alignment requirements are not permitted.
g. The quantity of Volumes or Layers is
unregulated.
C. Base and Ground Floor
1. A base is not required for this style.
ARCHITECTURAL STYLES • CALIFORNIA CONTEMPORARY
Figure 6-48 - Example of a Base
Articulated as Glass Panels
Figure 6-50 - California
Contemporary Illustrative Photo
Figure 6-52 - Roof Articulated
with Projected Metal Overhang
Serving as a Cornice
Figure 6-49 - Example of California
Contemporary Townhouse
Figure 6-51 - Different Materials
Identify Different Façade Planes
Figure 6-53 - California
Contemporary Illustrative Photo
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99 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
D. Primary Walls of Upper Floors
1. A Primary Façade Plane shall account for 40-70
percent of the Upper Floor Façade. For the purposes
of this calculation, windows and doors, which sit
within two inches from the surface of the Façade are
calculated as part of the Primary Façade Plane. At
least 30 percent of the Façade shall sit on at least
one additional Façade Plane (a secondary plane)
projected out from or recessed in from the Primary
Façade Plane by a minimum of two feet. Balcony
rails may be included as part of the secondary
Façade Plane. There is no limit to the number of
Façade Planes provided that the Primary Façade
Plane occupies at least 40 percent of the total
Façade.
2. Façade Planes are expressed as expanses of wood,
cementitious, or metal siding, plaster or stucco,
metal panels, or cast concrete. These various
materials may be used in conjunction with one
another, for example to identify different Façade
Planes.
3. For buildings or portions of buildings which are four
or more Stories in Height, it is necessary to provide
articulation for the top Story of the building. This
may be accomplished by a color change, material
change, the extension of a Primary Façade Plane
from behind a secondary plane, and/or a Cornice/
Belt Course at the bottom of the uppermost Story.
Other techniques may be approved by the Director
on an individual basis.
E. Roof-Wall Transitions
1. The building cap is where the side of the building
meets the top. It shall incorporate the roof Parapet
or roofline.
2. Parapet of flat-roofed Volumes may be articulated
as an extension of the wall below or as a distinct
railing.
F. Roof
1. Roofs may be sloped, barrel shaped, flat, or a
combination thereof. Sloped roofs shall be clad in
metal or tile.
G. Drainage
1. Gutters visible to the primary Façade are prohibited.
2. Where downspouts and scuppers are visible on the
primary Façade, they shall be made of painted metal
or copper in rectangular or circular form.
H. Door and Window Openings
1. Primary doorways shall be located asymmetrically
from the center of the building.
2. Windows and Doors on flat surfaces shall be
recessed at least two inches to create a shadow line
or have a projecting surround or a projecting rain
screen assembly of at least four inches beyond the
window to create a shadow. The exception to this
is where Glass Block is used as a window type. As
such cases, the Glass Block may be flushed with the
surrounding exterior surface.
3. Door and window openings on the Upper Floors of
Primary Frontages shall constitute a minimum of 33
percent of the Façade.
I. Attached Elements
1. A minimum of 10 percent of all windows and doors
facing a Primary Façade shall have horizontally
oriented, metal sun shades supported by metal
brackets extending at least 18 inches from the outer
face of the window or door. This requirement is
waived where the windows are recessed at least four
inches from the outer wall (or rain screen). Attached
Balconies may substitute for the attached sun
shades.
2. Awnings, canopies, and upper floor balconies or bay
windows are subject to Encroachment requirements.
See DBCC Section 22.16.090(3) and Section 3.8 of
this document.
3. Projecting balconies shall project at least three feet
beyond the primary Building Face.
4. Balcony railings shall be constructed of perforated
metal or laminated glass. If the ground floor of
mixed-use buildings is projecting forward from
the floors above, a projecting canopy of at least
three feet in depth shall be provided over retail
storefronts. Projecting canopies are not required,
where the ground floor is recessed from the floors
above.
ARCHITECTURAL STYLES • CALIFORNIA CONTEMPORARY
Figure 6-54 - California Contemporary Illustrative Photo
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ARCHITECTURAL STYLES • CALIFORNIA CONTEMPORARY
Attached Elements
Awnings, canopies, and
upper floor balconies
or bay windows are
subject to Encroachment
requirements.
Base
Shall be articulated as
distinct from Upper
Floors, for commercial
uses.
Windows
Windows and Doors on
flat surfaces must be
recessed at least two
inches to create a shadow
line or have a projecting
surround or a projecting
rain screen assembly
of at least four inches
beyond the window to
create a shadow.
Roof Wall Connections
Building caps shall
facilitate roof forms
that are integral to the
building’s design on all
sides of the structure.
Walls
Façade Planes are
expressed as expanses
of wood, cementitious, or
metal siding, plaster or
stucco, metal panels, or
cast concrete.
Figure 6-55 - California Contemporary Elements Diagram (Ground Floor Commercial)
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101 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Attached Elements
Awnings, canopies, and
upper floor balconies
or bay windows are
subject to Encroachment
requirements.
Windows
Windows and Doors on
flat surfaces must be
recessed at least two
inches to create a shadow
line or have a projecting
surround or a projecting
rain screen assembly
of at least four inches
beyond the window to
create a shadow.
Roof Wall Connections
Building caps shall
facilitate roof forms
that are integral to the
building’s design on all
sides of the structure.
Walls
Façade Planes are
expressed as expanses
of wood, cementitious, or
metal siding, plaster or
stucco, metal panels, or
cast concrete.
Figure 6-56 - California Contemporary Elements Diagram (Ground Floor Residential)
ARCHITECTURAL STYLES • CALIFORNIA CONTEMPORARY
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Page 473 of 618
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Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
7GLOSSARY OF
TERMS
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104Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
GLOSSARY OF TERMS
This chapter provides definitions of terms and phrases used in this Objective Design Standards that are
technical or that may not reflect common usage, and is intended to supplement the Development Code
Definitions found in Chapter 22.80 of the Diamond Bar City Code (Development Code). If a definition in this
section conflicts with a definition found in the Development Code, these definitions shall control for the
purposes of new developments. If a word or phrase used in this Objective Design Standards is not defined in
this section, or in the Development Code, the Director shall make a determination, giving deference to common
usage and the context in which the term or phrase is used.
GLOSSARY OF TERMS
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105 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
GLOSSARY OF TERMS
A
Access Point
A point of entry on a Block Front providing access to
parking or service facility areas.
Apparent Building
A portion of a building designed to appear as distinct
from the rest of the building, and with its own
entrance.
Architectural Features
Building elements that are not strictly integral to the
building’s massing, Fenestration or Frontage condition,
but are added to serve a decorative or functional
purpose. They include elevator overruns, stair towers,
Shade Structures like pergolas or awnings, Cornices,
cupolas, projecting friezes or grills, photovoltaic
panels, attached sculpture or other artwork, clock
towers, turrets and the like. Occupiable spaces other
than elevator overruns, stair towers or mechanical
equipment spaces are not considered Architectural
Features.
Architectural Style
The characteristic form and detail of buildings from a
particular historical period or school of architecture.
B
Belt Course
A horizontal band or row of masonry, tile, or other
decorative material, including paint set into or
attached to a wall, and forming part of an exterior
architectural composition. Set in line with window sills
it helps to make the horizontal line of the sills visually
more prominent. Set between the floors of a house, it
helps to make the separate floors distinguishable from
the exterior of the building.
Block
An area bounded by streets on all sides used
to regulate the land uses, Heights, and design
requirements in the Objective Design Standards.
Block Front
The plane of the edge of each side of a Block or
section of a Block facing a public or private right-of-
way or Public Space.
Block Length
The length of a parcel or series of parcels measuring
from the edge of one public right-of-way to another
or from the edge of one public right-of-way to the
opposite end of the parcel should it adjoin a private
parcel edge.
Build-to Line
A line, parallel to the property line, that must be
occupied by a specified percentage of the building
Façade. The Build-to Line is measured as a distance
from the property line. For example, a five-foot Build-
to Line would be located five feet from the property
line within the parcel.
Building Face
The exterior wall of a building.
Building Frontage
See DBCC Section 22.80.020.
Building Type
A structure category defined by its massing, entry
location, disposition on the lot, and configuration,
including Frontage and Height. It is occasionally
defined by its function as well. There are eleven
Building Types permitted: Townhouse, Flex/Loft,
Small Multi-Family, Six/Eight Packs, Walk-Up, Carriage
House, Courtyard, Small Mixed-Use, Urban Block, Wrap
Building and Mixed-Use Big Box.
C
Clear Sight Triangle
An area near the exit of a driveway or parking
structure that must remain free of visual
obstructions—such as walls, landscaping, or signage—
to ensure that drivers can clearly see approaching
pedestrians and vehicles before entering a public
walkway or street.
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GLOSSARY OF TERMS
Dooryard
Dooryard fronts are located in front Setbacks and
provide small landscaped and paved yards at building
entrances. They are often enclosed by low walls,
fences, or hedges.
Driveway
A paved vehicular access way that provides a direct
Connection between a public or private street and on-
site parking areas, garages, or carports. A Driveway
shall be located on private property and shall not be
used for parking unless otherwise specified. Driveways
may be shared by multiple units or buildings where
permitted.
E
Eave
The edge of the roof which overhangs the face of a
wall and, normally projects beyond the building. The
Eave forms an overhang to divert water clear of the
walls and, in some cases, provides shade.
Encroachment
Any structural element (including Architectural
Features) that extends from the Building Face
into the public right-of-way or Setback. Permitted
Encroachments are provided in Section 3.8.
F
Façade
A Building Face that is along a Frontage.
Façade Composition
The expression of a Façade through a variety of
techniques such as patterns, fenestration, materials,
texture, or finishes. Façade Composition is used to
create the architectural character and design theme of
a building.
Façade Plane
Any stretch of a building Façade existing along the
same axis line, regardless of pattern differentiation or
change in rhythm.
Common Open Space
Outdoor open spaces that are shared and accessible
only to building residents and their visitors which
may include courtyards, gardens, play areas, outdoor
dining areas, recreational amenities, and rooftop open
spaces.
Conceptual
Examples depict one possible design that would
substantially conform to the Standards, but are not
determinative.
Connection
A space that links one physical space to another.
It may be traversable by pedestrian, bicycle or
automobile traffic.
Cornice
Any horizontal molded decorative Projection that
crowns a building, i.e. at the meeting of the roof and
wall. A Projecting Cornice on a building may have the
function of diverting rainwater free of its walls, but it
purpose is primarily decorative.
Courtyard Building
A Building Type defined in Section 3.10.
D
Decorative Detail
An intricate design or embellishment that enhances
the aesthetic appeal of a structure. Decorative Details
can encompass ornamentation, moldings, and patterns
that enrich the style of a building.
Density
See DBCC Section 22.80.020
Development Code
Title 22 of the Diamond Bar City Code (DBCC), the
municipal code of the City of Diamond Bar, California.
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107 Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
It measures the intensity of light hitting a surface,
not the light emitted by a source (that’s measured in
lumens).
•Example: If a lamp provides 100 lumens of light
evenly distributed over an area of 100 square feet,
the illumination on that surface is one footcandle.
Footprint
Footprint or building Footprint provides the outline
of a building drawn along the exterior walls, with a
description of the exact size, shape, and location of its
foundation.
Forecourt
A Frontage Type as defined in Section 4.8.
Frontage
See Building Frontage, DBCC Section 22.80.020.
Frontage Occupancy
The minimum percentage of the Block Front that must
contain a building. Frontage Occupancy requirements
shall apply to the first three floors of a building.
Frontage Type
As defined in Chapter 4.
Front Yard
See DBCC Section 22.80.020.
Furnishing Zone
A multi-purpose area that serves as a buffer between
the pedestrian travel way and the vehicular travel
way and parking on the street. It provides space for
sidewalk appurtenances such as street trees, planting
strips, street furniture, public art, sidewalk café
seating, sign poles, temporary signage, signal and
electrical cabinets, fire hydrants, bicycle racks and bus
shelters.
Façade String
A series of Townhouses or Flex/Loft units attached
together in a single building.
Façade Width
The horizontal distance along a street or public way of
a single building Façade.
Faux Stone Appearance
A simulated stone veneer that appears artificial
either because of visible seams in the veneer panels,
uniformity in shape, size, and coloration, repetitive
patterns, and/or a uniform edge.
Fenestration
The arrangement and design of windows and other
openings on a building’s Façade.
Flex/Loft Building
A Building Type defined in Section 2.5.
Floor Area Ratio (FAR)
See DBCC Section 22.80.020. For projects subject to
these Objective Design Standards, the following shall
be excluded from the total Floor Area:
• Garages: provided they are screened by habitable
space of at least 20-feet in depth along all Public or
Private Streets;
•Loading areas, and Trash enclosures;
•Elevator shafts, except that one floor shall be
included as part of the floor area; and
•Transformer enclosures.
Footcandle
A footcandle is a unit of measurement for illumination,
or how much light falls on a surface. One footcandle
equals one lumen per square foot. In other words:
•1 footcandle = 1 lumen / 1 square foot
GLOSSARY OF TERMS
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G
Glass Block
A hollow translucent Block usually with ribbed exterior
made by fusing two sections of clear pressed glass
at high temperature and used as a building material
chiefly for wall panels.
Gross Lot Area
See Lot Area, DBCC Section 22.80.020.
Ground Plane
A horizontal plane of reference from which vertical
measurements can be taken. Unless otherwise
specified, the ground plan refers to the adjacent grade
at the sidewalk.
H
Habitable Encroaching Space
The portion of the building enclosed by walls and a
roof that projects beyond the Building Face along the
ground floor.
Habitable Projecting Space
The portion of the building enclosed by walls and a
roof that projects beyond the Building Face and is
raised a minimum of nine feet from the sidewalk, such
as bay windows.
Habitable Space
Space in a structure that is occupiable and is used
primarily for living, sleeping, eating, selling of goods,
or cooking. Bathrooms, closets, halls, storage areas
and utility spaces are not considered habitable spaces.
Hardscape
Non-living elements of landscaping that primarily
consist of paving materials such as brick, stone, wood,
and concrete.
Height
See DBCC Section 22.16.060 (Height measurement
and Height limit exceptions).
Horizontal Plane Break
See Figure 2-1.
I
Illustrative
Examples that illustrate one possible design that
would substantially conform to the Standards but are
not determinative.
L
Landscaped Area
See DBCC Section 22.80.020.
Layer
As part of a Façade Composition, a Layer is a Volume
that appears to overlap a recessed portion of the
Façade.
Layered Massing
See Section 6.6.B.
Layered Volumes
Where multiple Volumes appear to abut or overlap one
another.
Living Areas
Rooms designated as living room, family room, den,
study, library and/or kitchen, rather than sleeping and
service rooms.
Lot Area, Gross
See Lot Area, DBCC Section 22.80.020
GLOSSARY OF TERMS
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Parapet
A barrier that is an upward extension of a wall at the
edge of a roof, Terrace, balcony or walkway. Where
extending above a roof, a Parapet may simply be the
portion of an exterior wall that continues above the
edge line of the roof surface, or may be a continuation
of a vertical feature beneath the roof. They are
primarily used as guard rails or to conceal rooftop
equipment.
Paseo
A public place or path designed for walking;
promenade that connects into or through a
development.
Plane Break
The area of the building where the plane of the Façade
varies in depth. Plane Breaks can be horizontal or
vertical.
Planter
An above grade container for planting.
Plaza
A type of Public Space that is enclosed by Building
Frontages on all sides, and will reclaim Public Space
for pedestrian use from otherwise predominantly
vehicular intersections.
Podium
The lower floors of a building that form the “base”
of a building typically including a courtyard level
above. Podiums typically include structured parking, a
courtyard level above, a different and larger floorplate
than floors above, and may be a different construction
type than the rest of the building.
M
Minimum Frontage Occupancy
(Also, Minimum Building Frontage Occupancy) is
the minimum percentage of a Block Front at which
a Building Frontage is set either at or within twelve
inches of the Build-to Line or within the minimum
and maximum Setback lines, as required by the Block
development standards.
Mixed-Use Big Box
A higher Density Building Type defined in Section 2.13.
N
Non-Habitable Encroaching Space
The portion of the building that extends beyond the
Building Face along the ground floor, which is not
enclosed by walls and a roof, such as a Stoop.
Non-Habitable Projecting Space
The portion of the building that extends beyond the
Building Face, which is not enclosed by walls and a roof
and raised a minimum of nine feet from the ground
floor, such as a balcony.
Non-Habitable Space
The portion of a building which is not enclosed by
walls and a roof, such as a Stoop, balcony, or roof deck.
O
Objective Design Standards
Objective Design Standards are defined in California
Government Code sections 65913.4 and 66300(a)(7)
as standards that involve no personal or subjective
judgment by a public official and are uniformly
verifiable by reference to an external and uniform
benchmark or criterion available and knowable by
both the development applicant or proponent and the
public official before submittal.
P
GLOSSARY OF TERMS
Figure 7-1 - Isometric View of a Podium
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110Diamond Bar Objective Design Standards for Multifamily & Mixed-Use Development
Public Space
Public outdoor space reserved for active and passive
recreation.
R
Roadway
The area in the right-of-way as measured from
curbface to curbface intended for vehicular travel, as
well as bicycle travel, in designated areas.
S
Setback
See DBCC Section 22.80.020
Shade Structure
A roofed or partially roofed structure that provides
shade. It can be freestanding or fixed to a building.
The roof material may be composed of fabric and be
removable, or temporary and made of plants or vines.
Alternatively, the roof may be fixed or permanent.
Sidewalk Grade
A level plane along the top of the sidewalk pavement.
Sign
See DBCC Section 22.80.020.
Six/Eight Pack
A Building Type defined in Section 2.6.
Special Paving
Includes any hard surface flooring material except
non-tinted poured-in-place concrete and asphalt that
can be used in outdoor flooring applications, Special
Paving can include, saw-cut concrete, concrete pavers,
tinted and/or stamped concrete, brick, stone, porcelain
and/or ceramic, provided such materials are approved
by the Diamond Bar Public Works Department.
Podium Level
The level directly above the Podium. The Podium Level
typically includes a courtyard, a smaller building area
than the levels below, and a change in construction
type.
Predominant Building Height
The Height at which at least 50% of a building is
measured.
Primary Entrance
The main point of access for pedestrians into a
building.
Primary Façade Plane
Majority area of the Façade that is in the same plane.
Principal Frontage
The Frontage designated to bear the addresses of
and Primary Entrances to the individual units of a
Townhouse or Flex/Loft Building, or other building.
Private Open Space
Outdoor open space areas that are intended for
private use for each dwelling unit and may include
balconies (covered or uncovered), private gardens,
private yards, Terraces, decks and porches, etc.
Projecting Cornice
A horizontal decorative molding that crowns a
building, and extends beyond the Building Face.
Projection
An architectural element or portion of the building
that extends beyond the Building Face into the public
right-of-way or Setback that is raised a minimum of
nine feet from the sidewalk or open space.
Public Realm
Composed of public rights of way and private Front
Yards, the Public Realm is the communal social setting
of urban life. The term Public Realm is not intended to
provide general public with any legal access rights to
private property.
GLOSSARY OF TERMS
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Urban Block
A medium Density Building Type defined in Section
2.12.
Urban Frontage
A Frontage Type as defined in Section 4.10.
V
Vertical Plane Break
See Figure 2-1.
Volume
As part of a Façade Composition, a Volume is a
Projection or recession of building mass, as part of
Layered Massing technique.
W
Walk-Up Building
A Building Type defined in Section 2.7.
Water Feature
A design element where open water performs an
aesthetic or recreational function such as a fountain.
Water Table
A projecting course or molding on the lower exterior
wall of a building designed to deflect rainwater away
from the foundation.
Wrap Building
A medium Density Building Type defined in Section
2.11.
Z
Zoning District
See DBCC Section 22.80.020.
Zoning Ordinance
See DBCC.
Specialty Window
Any window that comes in a non-traditional shape or
configuration, such as a circle, oval, arch, or triangle,
i.e., not typically found in standard rectangular
windows. Specialty Windows can be fixed or operable.
Stoop
A Frontage Type as defined in Section 4.5.
Shopfront
A Frontage Type as defined in Section 4.3.
Story
Any level part of a building with a floor that could be
used by people (for living, work, storage, recreation,
etc.), excluding levels of the building that are not
covered by a roof such as the Terrace on the rooftops
of many buildings.
Street, Public or Private
See Street, DBCC Section 22.80.020.
Subdivision
See DBCC Section 22.80.020.
Swale
A low or slightly depressed natural area for drainage.
T
Terrace, Commercial and Residential
A Frontage Type as defined in Sections 4.4 and 4.9.
Thin Veneer
A lightweight Layer of stone or brick veneer that
appears to be less than 1.5 inches thick.
Townhouse
A Building Type defined in Section 2.3
U
GLOSSARY OF TERMS
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GLOSSARY OF TERMS
DIAMOND BAR
California
Page 483 of 618
Addendum No. 2 to the
Diamond Bar Comprehensive General Plan Update
and Climate Action Plan
Environmental Impact Report
State Clearinghouse No. 2018051066
Prepared for:
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Prepared by:
Sapphos Environmental, Inc.
430 North Halstead Street
Pasadena, California 91107
February 2026
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TABLE OF CONTENTS
SECTION PAGE
1.0. INTRODUCTION AND OVERVIEW ............................................................................... 1
1.1 PURPOSE ........................................................................................................... 1
1.2 ADDENDUM ORGANIZATION ............................................................................ 3
1.3 ADDENDUM SCOPE OF ENVIRONMENTAL REVIEW ....................................... 4
1.4 ADOPTION AND AVAILABILITY OF ADDENDUM .............................................. 5
2.0. PROJECT DESCRIPTION ............................................................................................. 6
2.1 BACKGROUND ................................................................................................... 6
2.2 PROJECT LOCATION ......................................................................................... 6
2.4 PROPOSED PROJECT ..................................................................................... 12
2.5 APPLICABILITY OF ODS .................................................................................. 13
2.6 GOALS AND OBJECTIVES ............................................................................... 13
2.7 DISCRETIONARY APPROVALS ....................................................................... 15
2.8 CONSTRUCTION .............................................................................................. 15
3.0. ENVIRONMENTAL ANALYSIS .....................................................................................16
3.1 AESTHETICS .................................................................................................... 17
3.2 AIR QUALITY .................................................................................................... 20
3.3 BIOLOGICAL RESOURCES .............................................................................. 25
3.4 CULTURAL RESOURCES ................................................................................ 30
3.5 ENERGY ........................................................................................................... 33
3.6 GEOLOGY, SOILS, AND SEISMICITY .............................................................. 36
3.7 GREENHOUSE GAS EMISSIONS .................................................................... 41
3.8 HAZARDS AND HAZARDOUS MATERIALS ..................................................... 44
3.9 HYDROLOGY AND WATER QUALITY .............................................................. 50
3.10 LAND USE AND HOUSING ............................................................................... 56
3.11 NOISE ............................................................................................................... 60
3.12 PUBLIC FACILITIES AND RECREATION ......................................................... 63
3.13 TRANSPORTATION .......................................................................................... 68
3.14 TRIBAL CULTURAL RESOURCES ................................................................... 72
3.15 UTILITIES AND SERVICE SYSTEMS ............................................................... 74
3.16 WILDFIRE.......................................................................................................... 77
4.0. LIST OF PREPARERS ..................................................................................................81
4.1 LEAD AGENCY ................................................................................................. 81
4.2 CONSULTANT .................................................................................................. 81
5.0. REFERENCES ..............................................................................................................82
TABLE PAGE
1 Step-by-Step Application of ODS ................................................................................... 14
2 2021-2029 Regional Housing Needs Assessment ......................................................... 56
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FIGURE PAGE
1 Project Location ............................................................................................................... 8
2 Regional Vicinity .............................................................................................................. 9
3 Topographic Quadrangle ............................................................................................... 10
4 City Land Use Distribution ............................................................................................. 11
APPENDICES
A Diamond Bar Objective Design Standards for Multifamily and Mixed-Use Development
B Mitigation Monitoring and Reporting Program
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1.0. INTRODUCTION AND OVERVIEW
This Addendum No. 2 to the Diamond Bar General Plan 2040 and Climate Action Plan
Environmental Impact Report (State Clearinghouse No. 2018051066) (hereafter, Certified EIR)1
is prepared pursuant to and in compliance with Section 15164 of the California Environmental
Quality Act (CEQA) Guidelines for minor refinements to the Diamond Bar General Plan 2040
(General Plan 2040)2 being undertaken by the City of Diamond Bar (City). The City adopted the
General Plan Update and Climate Action Plan in 2019. The potential environmental impacts of
the General Plan 2040 and Climate Action Plan were analyzed in the Certified EIR.
In 2022, the City adopted the 2021-2029 Housing Element Update.3 The City concurrently
amended the General Plan 2040 Land Use and Economic Development Element. The potential
impacts of the 2021-2029 Housing Element Update and concurrent Land Use and Economic
Development Element amendment were determined to be within the scope of the Certified EIR.
The City concluded that neither a subsequent nor a supplemental EIR was required. Accordingly,
the City adopted Addendum No. 1 to the Certified EIR on August 11, 2022.
Addendum No. 2 describes the proposed Diamond Bar Objective Design Standards for
Multifamily and Mixed-Use Development (hereafter, proposed project). The proposed project sets
minimum design standards for multifamily and mixed-use development throughout the City to be
used during the development review process, with the intent that all new multifamily and mixed-
use developments be required to adhere to the proposed project (Appendix A, Diamond Bar
Objective Design Standards for Multifamily and Mixed-Use Development ). The General Plan 2040
established standards related to development density for all land uses with the City, including
multifamily residential and mixed-use development. As described in the Diamond Bar Objective
Design Standards for Multifamily and Mixed-Use Development, the proposed project would further
establish objective design standards that would dictate the bulk, mass, and design of multifamily
residential and mixed-use development, further refining the General Plan 2040 standards. The
Diamond Bar Objective Design Standards for Multifamily and Mixed-Use Development have been
developed consistent with the General Plan 2040 and 2021-2029 Housing Element Update, and,
as such, remains within the scope of the Certified EIR.
1.1 PURPOSE
The purpose of Addendum No. 2 to the Certified EIR is to document technical changes and
additions to the project description. The analysis evaluates whether in-depth, further
environmental review is required such as a subsequent or supplemental EIR (Public Resources
Code § 21166; CEQA Guidelines § 15162). The State CEQA Guidelines Appendix G checklist for
Initial Study was modified for use in the addendum analysis. Instead of asking whether the project
would have “potentially significant” impacts, the checklist questions were modified consistent with
the State CEQA Guidelines on subsequent environmental review to ask whether the proposed
project would result in a substantial change in the project requiring major revisions to the prior
EIR, or a substantial change in circumstances requiring major revisions to the EIR, or new
1 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
3 City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-2029.
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information showing new significant impacts or a substantial increase in the severity of previously
identified significant impacts (Public Resources Code § 21166; CEQA Guidelines § 15162).
An addendum to the EIR is appropriate when changes to a project would require minor
modifications to the previous EIR and would not entail new significant environmental effects or a
substantial increase in the severity of previously identified significant effects. In accordance with
State CEQA Guidelines Section 15164, this addendum to the Certified EIR incorporates, by
reference, the analysis contained Certified EIR and addresses only the new issues specific to the
proposed project as described in this document.
Section 15164 of the State CEQA Guidelines provides the following guidance regarding the
preparation of an addendum to an EIR:
(a) The lead agency or responsible agency shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none of the conditions
described in Section 15162 calling for preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor
technical changes or additions are necessary or none of the conditions described in
Section 15162 calling for the preparation of a subsequent EIR or negative declaration
have occurred.
(c) An addendum need not be circulated for public review but can be included in or
attached to the final EIR or adopted negative declaration.
(d) The decision making body shall consider the addendum with the final EIR or adopted
negative declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section
15162 should be included in an addendum to an EIR, the lead agency’s findings on the
project, or elsewhere in the record. The explanation must be supported by substantial
evidence.
Regarding Section 15164(e) of the State CEQA Guidelines, a subsequent EIR is not required
pursuant to Section 15162 of the State CEQA Guidelines because none of the following
circumstances have occurred with respect to the proposed project:
(1) Substantial changes are proposed in the project which will require major revisions of
the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR or Negative
Declaration due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the Negative Declaration was adopted, shows any of the following:
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(A) The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible, and would substantially reduce one or more significant effects
of the project, but the project proponents decline to adopt the mitigation measure
or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
1.1.1 Summary of Findings
As demonstrated in the initial study below, implementation of the proposed project would not
require major revisions to the Certified EIR because the proposed project would not result in a
new significant impact or a substantial increase in the severity of previously identified significant
impacts analyzed in the Certified EIR. In addition, the information throughout this addendum
affirms that there is no new information of substantial importance that was previously unknown
and is now available. Therefore, a subsequent EIR would not be required pursuant to Section
15162 of the State CEQA Guidelines. The City has thus determined an addendum to the
previously Certified EIR to be the appropriate environmental compliance document for the
proposed project. Addendum No. 2 to the Certified EIR has been prepared for the Lead Agency
as defined in Section 15367 of the CEQA Guidelines.
Lead Agency Contact Information
City of Diamond Bar
Greg Gubman
Planning Division
21810 Copley Drive
Diamond Bar, CA 91765
1.2 ADDENDUM ORGANIZATION
This document is organized as follows pursuant to the requirements of the State CEQA
Guidelines:
Section 1.0, Introduction, describes the background of the proposed project; explains the
rationale for preparing an addendum to the EIR as the appropriate form of environmental
review pursuant to CEQA; and explains the purpose, scope, and content of the addendum
to the EIR.
Section 2.0, Project Description, describes the location, details, and objectives of the
proposed project.
Section 3.0, Environmental Analysis, evaluates whether the proposed refinements to the
proposed project would result in new or substantially more adverse significant
environmental impacts than those disclosed in the Certified EIR.
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Section 4.0, List of Preparers, lists the individuals involved in preparing the document.
Section 5.0, References, lists the documents and individuals consulted during preparation
of this document.
1.3 ADDENDUM SCOPE OF ENVIRONMENTAL REVIEW
This document incorporates the Certified EIR by reference and evaluates whether the proposed
project would result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts. The Certified EIR analyzed the following environmental
issue areas based on the City’s initial analysis of environmental setting and baseline conditions
and comments received during the Certified EIR Scoping Period:
1. Aesthetics
2. Air Quality
3. Biological Resources
4. Cultural, Historic, and Tribal Cultural Resources
5. Energy, Climate Change, and Greenhouse Gases
6. Geology, Soils, Seismicity, and Paleontology
7. Hazards, Hazardous Materials, and Wildfire
8. Hydrology and Water Quality
9. Land Use, Population, and Housing
10. Noise
11. Public Facilities and Recreation
12. Utilities and Service Systems
13. Transportation
The Notice of Preparation (NOP) for the Certified EIR was published on May 31, 2018. In 2018,
Appendix G of the State CEQA Guidelines was updated to establish the issue area of Tribal
Cultural Resources. In 2019, Appendix G of the State CEQA Guidelines was updated to establish
the issue areas of Energy and Wildfire. This document addresses each of the environmental
resource areas previously analyzed in the Certified EIR, with updates that better reflect the
changes to the State CEQA Guidelines that occurred in 2018 and 2019. Specifically, the Cultural
Resources, Tribal Cultural Resources, Energy, Greenhouse Gas Emissions, Hazards and
Hazardous Materials, and Wildfire sections are evaluated as separate environmental topics in
Section 3.0, Environmental Analysis, of this addendum. This document analyzes the following
environmental issue areas using the questions established in Appendix G of the 2025 State CEQA
Guidelines.
1. Aesthetics
2. Air Quality
3. Biological Resources
4. Cultural Resources
5. Energy
6. Geology, Soils, and Seismicity
7. Greenhouse Gas Emissions
8. Hazards and Hazardous Materials
9. Hydrology and Water Quality
10. Land Use and Housing
11. Noise
12. Public Facilities and Recreation
13. Transportation
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14. Tribal Cultural Resources
15. Utilities and Service Systems
16. Wildfire
1.4 ADOPTION AND AVAILABILITY OF ADDENDUM
In accordance with State CEQA Guidelines Section 15164(c), an addendum to the EIR does not
need to be circulated for public review but can be included in or attached to the Certified EIR. This
addendum is publicly available as part of the Certified EIR at the City of Diamond Bar Planning
Division, 21810 Copley Drive, Diamond Bar, CA 91765.
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2.0. PROJECT DESCRIPTION
2.1 BACKGROUND
Under the General Plan 2040, current regulations governing development standards and
guidelines by the City include the Diamond Bar City Code and Citywide Design Guidelines.
City of Diamond Bar Zoning Ordinance
The Diamond Bar Zoning Ordinance is applied to regulate the type, location, density, and scale
of residential development through Title 22 (Development Code) and the Zoning Map citywide.
The Development Code aims to preserve the character and integrity of existing neighborhoods.
The Development Code and Zoning Map set forth residential development standards for each
zoning district.
City of Diamond Bar Citywide Design Guidelines
The Citywide Design Guidelines was created following adoption of the 1995 General Plan and
was adopted in 1998. The Design Guidelines were intended to provide design professionals,
property owners, residents, staff, and decision makers with a clear and common understanding
of the City’s expectations for the planning, design, and review of development proposals. The
guidelines contain provisions that address citywide elements, including building siting, building
design, bulk and massing, and design guidelines that provide detailed design information of,
among other things, the circulation system of new developments, including parking facilities,
driveways, sidewalks, and pedestrian facilities.
2.2 PROJECT LOCATION
The proposed project would apply to all new multifamily development and some new mixed-use
development throughout the City, as well as to some existing multifamily and mixed-use
development undergoing substantial improvements. The following General Plan 2040 land use
designations allow for multifamily residential and mixed-use development: Medium Density
Residential, Medium High Residential, High Density Residential, High Density Residential-30,
Town Center Mixed Use, Neighborhood Mixed Use, and Transit-Oriented Mixed Use. Both
existing and future development on parcels with these land use designations have the potential
to be subject to the proposed project. As such, the study area for the proposed project is
established as areas where the General Plan 2040 land use designations allow for multifamily
residential and mixed-use development (Figure 1, Project Location).
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The City is an approximately 9,526-acre incorporated area located on the eastern edge of Los
Angeles County, California, at the far eastern edge of the San Gabriel Valley, within 30 miles of
the cities of Los Angeles, Riverside, and Irvine (Figure 2, Regional Vicinity). It is bound by the
cities of Industry and Walnut to the north, the cities of Pomona and Chino Hills to the east,
unincorporated area of Los Angeles County within Diamond Bar’s Sphere of Influence and the
City of Brea to the south, and unincorporated area of Los Angeles County to the west. The western
edge of the City lies at the intersection of State Route 57 (SR-57) and SR-60, with SR-57
connecting the City to Interstate 10 (I-10) 1.5 miles north and SR-60 connecting to SR-71 roughly
2 miles east. The Industry Metrolink Station is located along Diamond Bar’s northern border within
the City of Industry, providing east-west transit connections to Los Angeles and Riverside. The
City is on the U.S. Geological Survey (USGS) 7.5-minute series San Dimas, California, and Yorba
Linda, California, topographic quadrangles (Figure 3, Topographic Quadrangle).
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FIGURE 1
Project Location
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FIGURE 2
Regional Vicinity
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FIGURE 3
Topographic Quadrangle
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2.3 EXISTING CONDITIONS
As discussed in the General Plan 2040, the City’s overall land use pattern is characterized by
large swaths of single-family residential development throughout the City along with clusters of
multifamily residential and non-residential land uses. Multifamily residential development tends to
be located along the major thoroughfares of Diamond Bar Boulevard, Golden Springs Drive, and
Brea Canyon Road, and is often collocated with non-residential uses. Residential land makes up
roughly half of all land in the city limits and is the dominant land use in the City (Figure 4, City
Land Use Distribution).4
4 City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Chapter 2. Land Use and Economic Development.
https://www.diamondbarca.gov/DocumentCenter/View/7089/2-Land-Use-Econ-Devr?bidId= (accessed September 29,
2025).
FIGURE 4
City Land Use Distribution
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2.4 PROPOSED PROJECT
The proposed project would set minimum design standards for multifamily and mixed-use
development throughout the City (Appendix A) in compliance with State mandates that seek to
streamline and increase housing, as well as implement Program H-8 of the City’s certified 6th
Cycle (2021-2029) Housing Element. The proposed project would be used during the
development review process, and all new multifamily and mixed-use developments in the City
would be required to adhere to these design standards, as well as some existing multifamily and
mixed-use development undergoing substantial improvements.
The proposed project would ensure consistent, transparent, and measurable review of multifamily
and mixed-use development projects in accordance with California law. The proposed project is
intended to streamline project approvals by providing clear verifiable objective criteria for design
that do not require subjective interpretation.
In response to the housing crisis, legislation has been passed in the State of California to bolster
the State’s Housing Accountability Act, including Senate Bill (SB) 35, SB 330, SB 9, SB 6, and
Assembly Bill (AB) 2011. The intent of this legislation has been to stimulate and streamline
housing production housing projects that meet objective design standards (ODS). Per SB 330,
SB 9, and AB 2011, an “objective design standard” means a design standard that involves no
personal or subjective judgment by a public official and is uniformly verifiable by reference to an
external and uniform benchmark or criterion available and knowable by both the development
applicant or proponent and the public official before submittal of an application.
SB 330 and SB 9 regulate a local agency’s ability to establish design standards:
SB 330: This bill, the Housing Crisis Act of 2019, prohibits a county or city from enacting
a development policy, standard, or condition that would have the effect of imposing or
enforcing new design standards that are not objective. In essence, the State has limited a
local jurisdiction’s ability to apply subjective design standards, whereby the City can now
only rely on the application of ODS for qualifying housing projects.
SB 9: The bill authorizes a local agency to impose objective zoning standards, objective
subdivision standards, and ODS, unless those standards would have the effect of
physically precluding the construction of up to two units or physically precluding either of
the two units from being at least 800 square feet in floor area, prohibiting the imposition of
setback requirements under certain circumstances, and setting maximum setback
requirements under all other circumstances.
SB 35, SB 6, and AB 2011 establish opportunities to streamline housing projects; however, the
streamlining can only be used if a housing project meets the criteria of meeting ODS. These
streamlining opportunities cannot be used if a local agency does not have an established set of
ODS. By adopting the proposed project, the City would encourage streamlined housing
production through SB 35, SB 6, and AB 2011:
SB 35: Under existing law, every locality has a housing production goal by income level
in the Regional Housing Needs Assessment (RHNA). SB 35 requires localities to report
their housing production by income level in their annual housing element progress reports
(APRs). The units produced are compared to the RHNA targets at the halfway point and
end of each cycle. If the locality does not meet its prorated RHNA goals, then certain
projects can use a streamlined approval process over the next half-cycle. In order to use
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the streamlined approval process, one of the criteria is that the development must follow
all local objective zoning and design standards.
SB 6: This bill, the Middle Class Housing Act of 2022, deems a housing development
project an allowable use on a parcel that is within a zone where office, retail, or parking
are a principally permitted use, if specified conditions are met, including meeting ODS.
AB 2011: This bill, the Affordable Housing and High Road Jobs Act of 2022, authorizes a
development proponent to submit an application for a housing development that meets
specified objective standards and affordability and site criteria, and makes the
development a use by right and subject to one of two streamlined, ministerial review
processes. In order to use the streamlined, ministerial review process, the development
proposal must meet objective development standards.
2.5 APPLICABILITY OF ODS
The proposed project would apply to construction projects located anywhere in the City involving
the development or substantial improvement of any of the following:
1. Multifamily residential projects, including duplexes, townhouses, or multifamily dwellings.
2. Mixed-use projects featuring a combination of multifamily residential and other uses.
The proposed project would apply to any substantial improvement of existing multifamily or mixed-
use development where any extension, repair, reconstruction, or other improvement of a property,
the cost of which equals or exceeds 50 percent of the fair market value or assessed value of a
property either before the improvement started or, if the property has been damaged, before the
damage occurred. Any and all additions to buildings for which these standards are applicable
shall match the style and details of the main structure. Single-family homes and development with
no residential component are not subject to the ODS.
The ODS are to be used during the City’s development review process. The City will review all
future projects to assure adherence to the ODS.
2.6 GOALS AND OBJECTIVES
The ODS include the following six goals:
Goal 1: Comply with state mandates to implement new ODS for eligible multifamily
housing and mixed-use development projects.
Goal 2: Ensure that appropriate ODS are in place for housing development projects
eligible for streamlined ministerial review pursuant to California Government Code Section
65913.4 and other State laws.
Goal 3: Ensure building placement and frontage along existing or proposed streets reflects
the intended character.
Goal 4: Establish architectural standards for larger buildings to mitigate overall mass and
ensure visual interest from all public vantage points.
Goal 5: Create human-scaled development that contributes to pedestrian-oriented streets
and boulevards in mixed-use zoning districts.
Goal 6: Provide design details and illustrations that are prescriptive and objective.
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The ODS include the following eight design principles:
Principle 1: Maintain—and in some cases, elevate—architectural variety, integrity, and
quality.
Principle 2: Ensure that streets and spaces with high volumes of pedestrian traffic are
comfortable, protected from the sun, and visually and physically engaging at the ground
level.
Principle 3: Create architectural variation along a block front through diversity of massing,
articulation, and architectural detailing.
Principle 4: Animate building edges on the ground floor to create an inviting public realm
and pedestrian friendly environment and to support multi-modal development and mobility.
Principle 5: Orient building façades to frame the streets and other public spaces and to
take advantage of natural features, such as sunset, sunrise, mountain views and the like.
Principle 6: Provide graceful transitions between larger-scale format of multifamily
structures and adjacent smaller scale single-family housing.
Principle 7: Provide standards such that new buildings can sit comfortably adjacent to
existing buildings of varied styles.
Principle 8: Provide off-street parking in surface lots or garages at the rear of buildings so
that parking does not dominate the built environment.
The proposed project would work in tandem with the General Plan 2040, the City Development
Code (Title 22 of the Diamond Bar City Code), and other City standards related to new
construction such as stormwater drainage, traffic, hillside development, and so on.
The ODS provide a step-by-step process to incorporate its standards into future multifamily and
mixed-use developments in the City. Table 1, Step-by-Step Application of ODS, is a
generalization of this step-by-step application process (see Appendix A for a detailed description
of the application process).
TABLE 1
Step-by-Step Application of ODS
Step/Standard Summary of Standard
Chapter in ODS
(Appendix A)
1. Determine applicable building type Structure general massing and configuration 2
2. Determine applicable building
articulation standards
Building articulation and massing 3
3. Determine applicable frontage type
standards
Frontage and relationship to public realm or
street 4
4. Check compliance with site and open
space standards
Regulates functional aspects of building form
to create human-scale environment 5
5. Determine applicable architectural style
standards
Architectural style and standards 6
The proposed project has been developed to be consistent with the General Plan 2040, as
amended. The General Plan 2040 contains objective standards related to development density
for all land uses in the City. The standards set forth in the proposed project dictate the bulk, mass,
and design of buildings in a more detailed way than the General Plan 2040. All feasible mitigation
measures in the Certified EIR apply to the proposed project.
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2.7 DISCRETIONARY APPROVALS
The proposed project would require amendments to the City Development Code (Title 22 of the
Diamond Bar City Code) to incorporate the ODS.
2.8 CONSTRUCTION
Any construction phases, activities, and anticipated construction equipment associated with future
buildout would be the same as those described in the Certified EIR as applicable. As with the
Certified EIR, any site preparation and construction would be completed in accordance with all
federal, State, and City zoning codes and requirements. Future multifamily and mixed-use
development or improvements would be subject to project-specific review requirements and
compliance with existing regulations.
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3.0. ENVIRONMENTAL ANALYSIS
The analyses contained herein consider whether the Certified EIR analyses remain sufficient or
whether the proposed project would result in a new significant impact or a substantial increase in
the severity of previously identified significant impacts.
This section presents the environmental analysis for each topic addressed in the Certified EIR.
Each of the environmental resource areas previously analyzed in the Certified EIR is addressed
with updates that reflect changes to the State CEQA Guidelines since the time of analysis in the
Certified EIR. Specifically, the Cultural Resources, Tribal Cultural Resources, Energy,
Greenhouse Gas Emissions, Hazards and Hazardous Materials, and Wildfire sections are
evaluated as separate environmental topics.
The proposed project shall incorporate and implement all feasible and applicable mitigation
measures contained in the Certified EIR. Specific mitigation measures relevant to a particular
impact of the proposed project are cited in the same manner as in the Certified EIR and the
associated Mitigation Monitoring and Reporting Program (MMRP; Appendix B).5
5 City of Diamond Bar. November 2019. Mitigation Monitoring & Reporting Program for the City Of Diamond Bar
General Plan 2040 And Climate Action Plan 2040 Environmental Impact Report. SCH No. 2018051066.
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3.1 AESTHETICS
This section evaluates the effects on aesthetics from the proposed project. This Addendum relies
on and incorporates by reference the project setting and regulatory setting as described in Section
3.1, Aesthetics, of the Certified EIR. Potential impacts to aesthetics from the proposed project are
discussed relative to the conclusions in the Certified EIR. The Certified EIR determined that the
implementation of the General Plan 2040 would result in less than significant impacts with regard
to the following: the existing visual character (including the visual quality of the project site and
surroundings), scenic vistas, and new source of substantial light or glare which would adversely
affect day or nighttime views in the area. The Certified EIR stated that General Plan 2040 would
have no impact on state scenic highways. Pursuant to State CEQA Guidelines Section 15164,
this analysis determines whether the proposed project would result in a new significant impact or
a substantial increase in the severity of previously identified significant impacts related to
aesthetics compared to the Certified EIR.
3.1.1 Setting
The physical and regulatory environmental setting for aesthetics is the same as described in the
Certified EIR. The proposed project would not alter the physical or regulatory conditions described
in the Certified EIR.
3.1.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to aesthetics was evaluated in relation
to the following questions as stated in Appendix G of the State CEQA Guidelines.
Would the project:
(a) Except as provided in Public Resources Code Section 21099, would the proposed project
have a substantial adverse effect on a scenic vista?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to scenic vistas. The proposed project would set new minimum
design standards for future multifamily and mixed-use development throughout the City (see
Section 2.2). The Certified EIR determined that the General Plan 2040 would continue to regulate
development in open spaces, local hillsides and ridges, and distant views of the San Gabriel
Mountain Range and enforce policies to ensure that opportunities to enjoy scenic views are either
preserved or enhanced. The proposed project primarily focuses on improving the quality of the
visual experience for future development (e.g., through high-quality materials and architectural
articulation) but would not increase building height or intensity beyond the limits set by the
underlying zoning and land use designations. Furthermore, the proposed project would not
introduce any new mechanism for obstructing scenic vistas or viewsheds beyond what was
already considered in the Certified EIR. Therefore, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts on scenic vistas.
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(b) Except as provided in Public Resources Code Section 21099, would the proposed project
substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to scenic resources, including those within a state scenic highway.
The proposed project is an implementing regulatory tool that applies to future construction and
does not change the physical location of designated state scenic highways or the protection status
of adjacent scenic resources, such as protected trees (as discussed in Section 3.3, Biological
Resources) or historic buildings (see Section 3.4, Cultural Resources). The Certified EIR states
there are no adopted State scenic highways located in the City. However, the portion of SR-57
adjacent to the western boundary of the City’s Sphere of Influence and from the City limits to SR-
57’s confluence with SR-60 is eligible for official scenic highway status. As discussed in the
Certified EIR, the General Plan 2040’s land use changes along this portion of SR-57 are minimal,
given that these portions of the highway are adjacent to developed areas and views would not be
obstructed. Furthermore, the proposed project promotes a more visually appealing built
environment that minimizes the visual distraction of substandard development near scenic areas.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts on scenic resources within a
state scenic highway.
(c) Except as provided in Public Resources Code Section 21099, would the proposed project,
in nonurbanized areas, substantially degrade the existing visual character or quality of
public views of the site and its surroundings? (Public views are those that are experienced
from publicly accessible vantage point). If the proposed project is in an urbanized area,
would the project conflict with applicable zoning and other regulations governing scenic
quality?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to potential conflicts with applicable zoning and other regulations
governing scenic quality in an urban area. The ODS is intended to achieve the design goals set
forth in the General Plan 2040. The ODS is intended to ensure visual quality enhancement by
setting specific, objective standards for architectural management. For instance, the Building
Articulation Standards (Section 3 of the ODS) include measures such as the “Vertical Plane
Break” to reduce building bulk and monotony, while the definition of Frontage Types (Section 4 of
the ODS) ensures that buildings are constructed with a positive, human-scale relationship to the
public streetscape (Appendix A). These standards support high quality street-facing facades and
material durability. Therefore, the proposed project would not result in a new significant impact or
a substantial increase in the severity of previously identified significant impacts on scenic quality
in an urban area.
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(d) Except as provided in Public Resources Code Section 21099, would the proposed project
create new sources of substantial light or glare which would adversely affect day or
nighttime views in the area?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to light and glare. The Certified EIR analyzed the potential increase
in light and glare associated with the overall planned development and concluded that future
development resulting from the General Plan 2040 would necessitate the use of additional light
fixtures, such as residential and non-residential interior and exterior lighting, parking lot lighting,
commercial signage lighting, lamps for streetscape and public recreation areas. The proposed
project would reduce potential future light and glare by providing specific standards, such as
prohibiting highly reflective window glazing and requiring compliance with Section 22.16.050
(Exterior Lighting) of the Diamond Bar City Code. Future development guided by the proposed
project would be subject to standards that include the placement, shielding, and intensity of
outdoor lighting (e.g., mandatory use of downward-facing, fully shielded light fixtures to prevent
light spillover onto adjacent properties) and material selection (e.g., limitations on the use of highly
reflective materials, such as mirrored glass, to control solar glare). Also, the Diamond Bar City
Code contains provisions that would limit the light and glare for future residential and non-
residential development.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts from new sources of light or
glare.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to aesthetics. No
further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new cumulatively considerable aesthetics impacts for
the proposed project that were not previously analyzed in the Certified EIR. As evaluated in the
Certified EIR, impacts on aesthetics would not be cumulatively considerable. Consistent with the
findings of the Certified EIR, impacts in relation to aesthetics would not be cumulatively
considerable with implementation of the proposed project, when compared to the General Plan
2040. Therefore, the proposed project would not result in any new significant environmental
cumulative impacts or a substantial increase in the severity of previously identified significant
cumulative impacts related to aesthetics.
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3.2 AIR QUALITY
This section evaluates the effects on air quality from the proposed project. This Addendum relies
on and incorporates by reference the project setting and regulatory setting as described in Section
3.2, Air Quality, of the Certified EIR. Potential impacts to air quality from the proposed project are
discussed relative to conclusions in the Certified EIR. The Certified EIR determined that the
implementation of the General Plan 2040 would result in significant and unavoidable air quality
impacts. In addition, mitigation measures for construction and future development would be
required, in conjunction with future project approvals, to reduce cumulative impacts of a
considerable net increase of criteria pollutants (for which the region is in non-attainment under an
applicable federal or state ambient air quality standards), and exposure of sensitive receptors to
substantial pollutant concentrations. Consistent with the Certified EIR, air quality for the proposed
project was evaluated with regard to the General Plan 2040, the South Coast Air Quality Control
District (SCAQMD) significance thresholds, the California Ambient Air Quality Standards
(CAAQS), and the National Ambient Air Quality Standards (NAAQS). A review of available
records and literature determined that no new air quality information has become available since
the certification of the EIR.
3.2.1 Setting
The environmental setting for air quality is functionally the same as described in the Certified EIR.
Data on existing air quality in the South Coast Air Basin (SCAB), where the proposed project is
located, are collected by a network of air monitoring stations operated by the California Air
Resources Board (CARB).
The regulatory framework plans pertaining to air quality have been updated at the regional level
since the preparation of the Certified EIR, including updates to the SCAQMD Air Quality
Management Plan (AQMP) and the Southern California Association of Governments (SCAG)
Regional Transportation Plan/Sustainable Communities Strategy (Connect SoCal). The 2022
AQMP is the most recent version of the AQMP. When compared to the 2012 and 2016 AQMPs
discussed in the Certified EIR, the 2022 AQMP focuses on updates related to the attainment of
the 2015 8-hour ozone standard, introduces new control measures that primarily emphasize
stationary sources, and newer modeling techniques. In addition, the 2024 Connect SoCal is the
most recent Regional Transportation Plan/Sustainable Communities Strategy prepared by
SCAG.6 When compared to the 2016 Regional Transportation Plan/Sustainable Communities
Strategy discussed in the Certified EIR, the 2024 Connect SoCal provides new focus areas for
equity, resilience, and housing; addresses new challenges; and details strategies for mobility,
communities, the environment, and the economy. While these regional plan updates are reviewed
for consistency, they would not result in substantial changes to the regional framework analyzed
under air quality and would not result in changes to the findings in the Certified EIR.
Federal, state, and local regulations remain unchanged when compared to the Certified EIR. The
Environmental Protection Agency (EPA), CARB, and the local air districts classify an area as
attainment, unclassified, or nonattainment depending on whether or not the monitored ambient
air quality data shows compliance, insufficient data available, or noncompliance with the ambient
air quality standards, respectively. The NAAQS and CAAQS relevant to the proposed project
include the following criteria pollutants: ozone, fine particulate matter with an aerodynamic
6 Southern California Association of Governments. 2024. Connect SoCal: A Plan for Navigating to a Brighter Future.
https://scag.ca.gov/sites/default/files/2024-05/23-2987-connect-socal-2024-final-complete-040424.pdf (accessed
October 30, 2025).
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diameter of 10 microns in size or less (PM10), fine particulate matter with an aerodynamic diameter
of 2.5 microns in size or less (PM2.5), carbon monoxide (CO), nitrogen dioxide (NO2), and sulfur
dioxide (SO2). These standards, along with regional thresholds of significance, are regulated and
enforced by SCAQMD in the City. Compared to the NAAQS, the Los Angeles County portion of
the SCAB is a nonattainment area for 1-hour ozone, 8-hour ozone, PM2.5, and lead for near-
source monitors.7 Designations for attainment are determined from the ambient air quality.
Compared to the CAAQS, the Los Angeles County portion of the SCAB is a nonattainment area
for 1-hour ozone, 8-hour ozone, PM2.5, and PM10.8
3.2.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to air quality was evaluated in relation to
the following questions as stated in Appendix G of the 2025 State CEQA Guidelines:
(a) Would the proposed project conflict with or obstruct implementation of the applicable air
quality plan?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to conflicts with or the obstruction of implementation of the
applicable air quality plan. The proposed project would set new minimum design standards for
future multifamily and mixed-use development throughout the City (please see Section 2, Project
Description). In addition, the use of the proposed project on future multifamily and mixed-use
development would be subject to project-specific development review requirements and
compliance with existing regulations that focus on improving air quality, including the SCAQMD
rules and regulations, the General Plan 2040 goals and policies for air quality, and SCAG’s
Connect SoCal. New development would be subject to compliance with the most recent AQMP
and Connect SoCal. The proposed project does not conflict with the most recent updates to these
air quality plans. With respect to the 2022 AQMP, implementation of objective design standards
for multifamily and mixed-use development would not conflict with attainment of the 2015 8-hour
ozone standard, control measures for stationary sources, or newer modeling techniques. With
respect to the 2024 Connect SoCal, implementation of objective design standards for multifamily
and mixed-use development would not conflict with new focus areas for equity, resilience, and
housing; nor would it conflict with strategies for mobility, communities, the environment, and the
economy. The proposed project would not result in an increase in population, growth, or additional
development beyond the Certified EIR buildout; nor would it result in an increase in vehicle miles
traveled (VMT). Therefore, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to any
conflicts with or obstruction of implementation of the applicable air quality plan.
7 U.S. Environmental Protection Agency. 2023. Nonattainment Areas for Criteria Pollutants.
https://www.epa.gov/green-book (accessed October 24, 2025).
8 California Air Resources Board. 2022. Area Designations Maps / State Ambient Air Quality Standards.
http://www.arb.ca.gov/desig/adm/adm.htm (accessed October 24, 2025).
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(b) Would the proposed project result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-attainment under an applicable federal
or state ambient air quality standard?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the cumulatively considerable net increase of any criteria pollutant
for which the project region is non-attainment under an applicable federal or state ambient air
quality standard. The Certified EIR found that the General Plan 2040 would exceed SCAQMD
significance thresholds for volatile organic compounds (VOCs) and nitrogen oxides (NOx), and
that construction and operational impacts would be significant and unavoidable based on the
potential for the General Plan 2040 to result in a cumulatively considerable net increase of a
criteria pollutant for which the City is in nonattainment under the NAAQS and CAAQS. Compared
to the NAAQS, the Los Angeles County portion of the SCAB is a nonattainment area for 1-hour
ozone, 8-hour ozone, PM2.5, and lead for near-source monitors.9 Designations for attainment are
determined from the ambient air quality. Compared to the CAAQS, the Los Angeles County
portion of the SCAB is a nonattainment area for 1-hour ozone, 8-hour ozone, PM 2.5, and PM10.10
The application of the proposed project to future multifamily and mixed-use development within
the City would be consistent with the construction phases, activities, and anticipated construction
equipment outlined in the Certified EIR (please see Section 2). The application of the proposed
project to future multifamily housing and mixed-use development would be subject to project-
specific development review requirements and compliance with existing regulations that focus on
improving air quality. Similar to the Certified EIR, mitigation measures MM-AQ-1 and MM-AQ-2
would apply to any future developments subject to the proposed project and require such future
development projects implemented under the General Plan 2040 to demonstrate consistency with
SCAQMD construction and operation emissions thresholds.
Criteria pollutant construction and operation emissions from the application of the proposed
project to future multifamily and mixed-use development would not change the significant and
unavoidable impact conclusion from the Certified EIR. Construction and operation emissions
would be reduced to the maximum extent practicable with incorporation of mitigation measures,
as specified in the Certified EIR. Because the proposed project would not result in additional
development beyond the remaining Certified EIR buildout and be subject to mitigation measures
MM-AQ-1 and MM-AQ-2, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to a
cumulatively considerable net increase of any criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air quality standard.
(c) Would the project expose sensitive receptors to substantial pollutant concentrations?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to exposing sensitive receptors to substantial pollutant
concentrations. The Certified EIR found that the General Plan 2040 would expose sensitive
receptors to substantial pollutant concentrations and that construction and operational impacts
would be significant and unavoidable. According to the General Plan 2040, sensitive receptors
9 U.S. Environmental Protection Agency. 2023. Nonattainment Areas for Criteria Pollutants.
https://www.epa.gov/green-book (accessed October 24, 2025).
10 California Air Resources Board. 2022. Area Designations Maps / State Ambient Air Quality Standards.
http://www.arb.ca.gov/desig/adm/adm.htm (accessed October 24, 2025).
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include residences, hospitals, schools, daycare facilities, playgrounds, parks and other
recreational facilities, elderly housing, and other medical care facilities.11 Construction and
operation emissions associated with the application of the proposed project to future multifamily
housing and mixed-use development could impact sensitive receptors in the City. While future
individual development projects would require separate environmental assessments, the proposed
project would be consistent with the construction phases, activities, and anticipated construction
equipment outlined in the Certified EIR (see Section 2.5). As with the Certified EIR, development
projects subject to the proposed project would also be subject to mitigation measure MM-AQ-1 to
reduce impacts on sensitive receptors to substantial pollutant concentrations, which includes
reducing toxic air contaminants and health impacts through a reduction of criteria pollutant
emissions from the use of more efficient construction equipment.
Because the proposed project would not result in any additional development beyond the
remaining Certified EIR buildout and any development subject to the proposed project would be
also be subject to mitigation measure MM-AQ-1, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant impacts
related to the exposure of sensitive receptors to substantial pollutant concentrations.
(d) Would the proposed project result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to other emissions (such as those leading to odors) adversely
affecting a substantial number of people. The Certified EIR found that the General Plan 2040
would result in significant and unavoidable impacts on air quality in relation to other emissions
adversely affecting a substantial number of people, including regional emissions for CO. No
mitigation measures were identified in the Certified EIR. With respect to odors during construction
and operation, the Certified EIR determined that impacts would be less than significant. The
SCAQMD CEQA Air Quality Handbook defines potential odor issues that generally occur from the
following land uses: wastewater treatment plants, food processing plants, agricultural uses,
chemical plants, composting, refineries, landfills, dairies, and fiberglass moldings. The proposed
project merely regulates visual design and would set new minimum design standards for future
multifamily and mixed-use development throughout the City (see Section 2.2). None of the land
uses stated in the SCAQMD CEQA Air Quality Handbook would apply to future multifamily and
mixed-use development. Compared to the General Plan 2040, the proposed project’s land uses
are consistent with the proposed land uses previously evaluated. As discussed, future multifamily
and mixed-use development subject to the proposed project would also be subject to project-
specific development review requirements and compliance with existing regulations that focus on
improving air quality, including the SCAQMD rules and regulations. Examples of applicable
SCAQMD rules and regulations include Rule 402, Nuisance, to avoid causing injury to adjacent
sensitive receptors; and Rule 1113 for controlling VOC emissions from the application of
architectural coatings.
Because the proposed project would not result in additional development beyond what was
analyzed in the Certified EIR, the proposed project would not result in a new significant impact or
11 City of Diamond Bar. 2019. Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId= (accessed
October 23, 2025).
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a substantial increase in the severity of previously identified significant impacts related to other
emissions (such as those leading to odors) adversely affecting a substantial number of people.
Mitigation Measures
As with the Certified EIR, mitigation measures MM-AQ-1 and MM-AQ-2 are required for
implementation in order to lessen and/or alleviate the impacts related to air quality expected to
result from implementation of the proposed project (Appendix B).
No further mitigation measures are required.
Cumulative Impact Analysis
The Certified EIR found that impacts to air quality in relation to long-term regional emissions would
be cumulatively considerable. The proposed project is a design overlay that works within the
regulatory framework and cumulative growth assumptions of the Certified EIR and is consistent with
the analysis of cumulative impacts under the development evaluated in the General Plan 2040.
Consistent with the findings of the Certified EIR and analysis above, impacts to air quality from the
proposed project in relation to long-term regional emissions would remain cumulatively
considerable. The proposed project would not result in a new significant cumulative impact or a
substantial increase in the severity of previously identified significant cumulative impacts in relation
to air quality.
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3.3 BIOLOGICAL RESOURCES
This section evaluates the potential environmental effects of the proposed project on biological
resources. This analysis determines if the proposed project would result in a new significant
impact or a substantial increase in the severity of previously identified significant impacts as
compared to Section 3.3, Biological Resources, of the Certified EIR. Potential impacts to
biological resources from the proposed project are discussed relative to the conclusions in the
Certified EIR. The Certified EIR determined that the implementation of the General Plan 2040
would result in less than significant impacts to biological resources with mitigation incorporated.
Mitigation measures for construction and future development would be required in conjunction
with future project approvals. Consistent with the Certified EIR, biological resources for the
proposed project were evaluated with regard to the State of California Fish and Game Code; the
California Native Plant Society (CNPS) online inventory; and the Diamond Bar City Code, Chapter
22.38, Tree Preservation and Protection.
3.3.1 Setting
The project setting for biological resources is the same as that considered in the Certified EIR. A
review of available records and literature determined that no new biological resources,
conservation policies, or ordinances have become available since certification of the EIR.
3.3.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to biological resources was evaluated in
relation to the following questions as stated in Appendix G of the 2025 CEQA Guidelines.
(a) Would the proposed project have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California Department
of Fish and Wildlife or U.S. Fish and Wildlife Service?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a substantial adverse effect on candidate, sensitive, or special
status species. The proposed project would be subject to the existing General Plan policies and
the required mitigation measures. The Certified EIR concluded that with the implementation of
mitigation measures MM-BIO-1A through MM-BIO-1K, the potentially significant impacts on
candidate, sensitive, or special status species would be minimized to a less than significant level.
The proposed project does not propose new development and would not alter the land use
designations and growth projections analyzed in the Certified EIR. The proposed project does not
increase the overall development capacity, modify the General Plan land use boundaries, or
change the level of intensity that was the basis for the Certified EIR’s analysis. The proposed
project does not authorize any new ground disturbance or habitat loss beyond the scope of the
Certified EIR, which requires project-specific implementation of mitigation measures (MM-BIO-1A
through MM-BIO-1K) to avoid or minimize impacts to sensitive species. With adoption of the
proposed project, all development that would be subject to the ODS would also be subject to MM-
BIO-1A through MM-BIO-1K. As the proposed project would not result in additional development
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or induce growth greater than what was considered in Certified EIR and be subject to mitigation
measures MM-BIO-1A through MM-BIO-1K, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts related to candidate, sensitive, or special status species.
(b) Would the proposed project have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional plans, policies, regulations
or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a substantial adverse effect on any riparian habitat or other
sensitive natural community. The proposed project is limited in its application to existing urban
corridors within the City. The proposed project is not applicable to the City’s open space, canyon,
or hillside areas where sensitive natural communities, such as riparian habitats or coastal sage
scrub, are typically located. The Certified EIR identified significant impacts to these sensitive
communities and adopted comprehensive General Plan policies and mitigation measures MM-
BIO-2 through MM-BIO-5 that prohibit or heavily restrict development within these areas. The
Certified EIR concluded that with the implementation of these measures, the potentially significant
impacts on sensitive natural communities, including oak woodlands, walnut woodlands, riparian,
and sage scrub habitats, would be minimized to a less than significant level. With the adoption of
the proposed project, all development that would be subject to the ODS would also be subject to
MM-BIO-2 through MM-BIO-5. Given that the proposed project is a set of design standards and
does not facilitate or authorize new development in biologically sensitive locations, the proposed
project would not introduce a new or increased level of impact to these protected communities.
The proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts related to potential impacts on riparian habitat
or other sensitive natural communities.
(c) Would the proposed project have a substantial adverse effect on state or federally
protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or other means?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a substantial adverse effect on state or federally protected
wetlands. The proposed project would be subject to the full regulatory framework and the required
site-specific mitigation process applicable to state or federally protected wetlands. The Certified
EIR identifies the potential for extensive wetland areas, such as those extending upstream from
Arnold Reservoir north of Grand Avenue in the Tres Hermanos portion of the City, to be impacted
by the General Plan 2040. The Certified EIR also identified potential impacts to the bed and banks
of creeks and their tributaries. However, the Certified EIR explicitly concluded that the
implementation of General Plan policies (e.g., LU-P-2, LU-P-56, RC-P-25, RC-P-26) and the
application of mitigation measures MM-BIO-2 and MM-BIO-3 would ensure that impacts on
federally and state protected wetlands are reduced to a less than significant level. These
mitigation measures ensure that any unavoidable loss of jurisdictional features is fully
compensated for and approved under the purview of state and federal resource agencies. With
the adoption of the proposed project, all development that would be subject to the ODS would
also be subject to MM-BIO-2 and MM-BIO-3. The proposed project does not change the physical
environment, the regulatory requirements, or the mandatory mitigation measures imposed on
future development. Therefore, the proposed project would not result in a new significant impact
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or a substantial increase in the severity of previously identified significant impacts related to state
or federally protected wetlands.
(d) Would the proposed project interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established native resident or migratory
wildlife corridors, or impede the use of native wildlife nursery sites?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to interfering with the movement of any native resident or migratory
fish or wildlife species; interfering with established native resident or migratory wildlife corridors;
or impeding the use of native wildlife nursery sites. The proposed project, developed under the
provisions of the General Plan 2040, is consistent with the impacts and mitigation identified in the
Certified EIR. The Certified EIR found impacts to wildlife movement to be potentially significant
before mitigation. The Certified EIR determined that impacts to wildlife movement would be
reduced through consistency with General Plan policies for Open Space and Resource
Conservation (specifically referencing RC-P-1, RC-P-9, RC-P-12, and RC-P-24), which address
maintenance of the Chino Hills (east) and the Puente Hills (west) wildlife movement corridors and
local corridors. The Certified EIR determined that compliance with mitigation measure MM-BIO-6
for the Tonner Canyon wildlife corridor and adherence to General Plan 2040 policies would reduce
impacts on wildlife movement to a less than significant level. The proposed project would not
change the land use, density, or physical boundaries near these critical corridors; therefore, it
would not introduce new barriers or increase fragmentation, and it would not introduce new
incompatible land uses next to wildlife movement corridors. Furthermore, the proposed project
would not apply to development in open space areas or other areas anticipated to contain wildlife
corridors, as the development subject to the proposed project is located on parcels designated
for multifamily residential housing and mixed-use. With the adoption of the proposed project, all
development that would be subject to the ODS would also be subject to MM-BIO-6. Therefore,
the proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts related to wildlife movement.
(e) Would the proposed project conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or ordinance?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to local biological resource protection policies, such as tree
preservation policies or ordinances. The Certified EIR determined that due to regulatory
compliance with existing policies, the City Tree Preservation Ordinance and the Los Angeles
County Oak Tree Protection Ordinance, no significant impacts would occur, and no mitigation
measures were required. Similar to the Certified EIR, the proposed project would be required to
comply with the City of Diamond Bar Tree Preservation Ordinance and the Los Angeles County
Oak Tree Protection Ordinance. Furthermore, the proposed project includes a provision that
actively supports the goals of local greening policies by requiring that “at least 25 percent of the
required on-site outdoor space shall be planted with ground cover, shrubs, trees, or a combination
thereof.” This mandatory landscaping requirement reinforces the City’s commitment to enhancing
the urban canopy and ensuring biological compatibility within development standards. All future
projects subject to the proposed project would be required to obtain necessary permits and
comply with all applicable sections of the Diamond Bar Development Code, which includes the
City Tree Preservation Ordinance. Therefore, the proposed project would not result in a new
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significant impact or a substantial increase in the severity of previously identified significant
impacts related to local policies or ordinances protecting biological resources.
(f) Would the proposed project conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a conflict with an adopted conservation plan. The Certified EIR
found that the General Plan 2040 would result in potential conflicts with the Puente-Chino Hills
Wildlife Corridor Conservation Program led by the Wildlife Corridor Conservation Authority
(WCCA). The EIR concluded that compliance with the adopted General Plan policies and
mitigation measure MM-BIO-6 would reduce impacts below the level of significance. The
proposed project specifies the aesthetic and functional design of buildings and sites within areas
already designated for development. The proposed project does not alter the underlying
commitment to comply with the terms of any adopted or future Habitat Conservation Plan (HCP)
or Natural Community Conservation Plan (NCCP). The adoption of the proposed project would
not create a conflict with the provisions of any adopted habitat conservation plan and would be
consistent with the scope of impact analyzed in the Certified EIR. Furthermore, the proposed
project would not apply to development in open space areas or other areas anticipated to be
subject to the Puente-Chino Hills Wildlife Corridor Conservation Program, as the development
subject to the proposed project is located on parcels designated for multifamily residential housing
and mixed-use. However, if any future projects subject to the proposed project are located within
the Puente-Chino Hills Wildlife Corridor Conservation Program area, they would be required to
implement the General Plan 2040 policies and MM-BIO-6. Therefore, the proposed project would
not result in a new significant impact or a substantial increase in the severity of previously
identified significant impacts related to local, regional, or state habitat conservation plans.
Mitigation Measures
As with the Certified EIR, mitigation measures MM-BIO-1 through MM-BIO-6 are required for
implementation in order to lessen and/or alleviate the impacts related to biological resources
expected to result from implementation of the proposed project (Appendix B).
No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to biological resources for the proposed
project that were not previously analyzed in the Certified EIR. As evaluated in the Certified
EIR, the General Plan 2040 would contribute incrementally to the continuing reduction in relatively
natural, undisturbed open space areas and contribute to the progressive fragmentation of habitat
areas and decline in species diversity throughout the region; however, overall cumulative impacts
were determined to be less than significant with incorporation of mitigation measures MM-BIO-1
through MM-BIO-6. Consistent with the findings of the Certified EIR, cumulative impacts to
biological resources would remain less than significant with implementation of the proposed
project, when compared to the General Plan 2040. The proposed project is constrained by the
land use and environmental parameters already established and analyzed in the Certified EIR.
The proposed project would not propose new development, increase development intensity, or
alter the location of planned development. The contribution of development subject to the
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proposed project to the regional cumulative effect is consistent with the scope previously
evaluated and mitigated in the Certified EIR. Therefore, the proposed project would not contribute
to incremental cumulative biological resource impacts greater than the contribution analyzed in
the Certified EIR with the application of standard regulatory compliance and existing mitigation
measures. The proposed project would not result in a new significant cumulative impact or a
substantial increase in the severity of previously identified significant cumulative impacts related
to biological resources.
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3.4 CULTURAL RESOURCES
This section evaluates the potential environmental effects of the proposed project on cultural
resources. This Addendum relies on and incorporates by reference the project and regulatory
setting as described in Section 3.4, Cultural, Historic, and Tribal Cultural Resources, of the
Certified EIR. Potential impacts to cultural resources from the proposed project are discussed
relative to conclusions in the Certified EIR. The Certified EIR determined that the implementation
of the General Plan 2040 would result in significant and unavoidable impacts to historical
resources, less than significant impacts with mitigation to archaeological resources, and less than
significant impacts to human remains. Mitigation measures for construction and future
development would be required in conjunction with future project approvals.
3.4.1 Setting
The environmental setting for cultural resources is consistent with what was described in the
Certified EIR. The historic setting, historical resources, archaeological resources, and data
available for the presence of human remains are the same for the proposed project as those
described in the Certified EIR. The regulatory setting applicable to cultural resources presented
in the Certified EIR, including the National Historic Preservation Act, National Register of Historic
Places, California Register of Historic Resources, and all applicable federal, state, and local
regulations are the same and apply to the proposed project.
3.4.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts on historical resources was evaluated in
relation to the following questions as stated in Appendix G of the 2025 CEQA Guidelines.
(a) Would the proposed project cause a substantial adverse change in the significance of a
historical resource pursuant to §15064.5?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to historical resources. The Certified EIR determined that impacts
would be significant and unavoidable, as anticipated development in the City could result in a
substantial change in the significance of a historical resource through physical demolition,
destruction, relocation, or alteration of the resource.
Consistent with the Certified EIR, future development subject to the proposed project would
continue to be subject to mitigation measure MM-CULT-1. With the implementation of MM-CULT-
1, impacts to historical resources would be reduced; however, the impact would remain significant
because historical resources could be demolished or altered in a manner such that they are no
longer able to convey their historical significance.
All future development subject to the proposed project was considered in the Certified EIR. As
the proposed project would not result in additional development beyond what was considered in
the Certified EIR, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to historical resources
as defined in State CEQA Guidelines Section 15064.5.
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(b) Would the proposed project cause a substantial adverse change in the significance of an
archaeological resource pursuant to § 15064.5?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to archaeological resources. The Certified EIR determined that
impacts would be less than significant with mitigation measure MM-CULT-2 incorporated, as
future development anticipated by the General Plan 2040 would include construction-related
ground disturbance that could disturb previously unknown prehistoric or historic era
archaeological resources. Consistent with the Certified EIR, future development subject to the
proposed project would continue to be subject to MM-CULT-2.
The proposed project would not result in additional development beyond what was considered in
the Certified EIR; therefore, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to
archaeological resources as defined in State CEQA Guidelines Section 15064.5.
(c) Would the proposed project disturb any human remains, including those interred outside
of dedicated cemeteries?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to disturbing human remains. The Certified EIR determined that it
is possible that unknown prehistoric or historic era human remains could be encountered during
construction-related ground disturbance, but impacts would be less than significant through
regulatory compliance.
Consistent with the Certified EIR, any human remains encountered would be handled in
accordance with California Health and Safety Code Section 7050.5. If the human remains are
Native American, they would be handled in accordance with Public Resources Code Section
5097.98.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to human remains.
Mitigation Measures
As with the Certified EIR, mitigation measures MM-CULT-1 and MM-CULT-2 are required for
implementation in order to reduce the impacts related to cultural resources expected to result
from implementation of the proposed project (Appendix B).
No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to cultural resources for the proposed
project that were not previously analyzed in the Certified EIR. As discussed in the Certified EIR,
cumulative impacts to historical resources would be significant and the contribution of General
Plan 2040 would be cumulatively considerable despite the implementation of mitigation measure
MM-CULT-1. With respect to archaeological resources, the Certified EIR determined that the
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cumulative impact would be significant and the contribution of General Plan 2040 would be
cumulatively considerable. With respect to human remains, the Certified EIR determined that the
cumulative impact would be less than significant. The contribution of the proposed project to the
regional cumulative effect is consistent with the scope previously evaluated and mitigated in the
Certified EIR. Therefore, the proposed project would not contribute to incremental cumulative
cultural resource impacts greater than the contribution analyzed in the Certified EIR for human
remains, and the cumulative impact remains less than significant with the application of standard
regulatory compliance. The proposed project would not result in additional development beyond
what was considered in the Certified EIR; therefore, the proposed project would not result in a
new significant cumulative impact or a substantial increase in the severity of previously identified
cumulative significant impacts related to cultural resources.
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3.5 ENERGY
This section evaluates the effects on energy from the proposed project. This Addendum relies on
and incorporates by reference the project setting and regulatory setting as described in Section
3.5, Energy, Climate Change, and Greenhouse Gases, of the Certified EIR. Potential impacts to
energy from the proposed project are discussed relative to conclusions in the Certified EIR. The
Certified EIR determined that the implementation of the General Plan 2040 would result in less
than significant energy impacts, with no mitigation measures required. Consistent with the
Certified EIR, energy for the proposed project was evaluated with regard to the General Plan
2040, Title 24 of the California Green Building Standards (CalGreen), SCAG’s Connect SoCal,
and the City’s Climate Action Plan (CAP).
3.5.1 Setting
The project setting for energy is the same as that considered in the Certified EIR. A review of
available records and literature determined that new energy information has become available
since the certification of the EIR, including (1) an update to Connect SoCal, which includes goals
to improve energy efficiency in the region to facilitate sustainable development;12 and (2) required
compliance with the California Code of Regulations, including Title 20 Division 2, Chapter 4
(Energy Conservation), and Title 24, Part 6 of the California Energy Code (CEC). These regional
plan updates include more stringent energy efficiency goals and regulations, when compared to
the regional plans discussed in the Certified EIR. However, the proposed project does not include
changes or reductions in energy efficiency or compliance with energy or sustainable development
standards that would conflict with applicable energy plans.
3.5.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to energy was evaluated in relation to
the following questions as stated in Appendix G of the State CEQA Guidelines.
(a) Would the proposed project result in potentially significant environmental impact due to
wasteful, inefficient, or unnecessary consumption of energy resources, during project
construction or operations?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to resulting in wasteful, inefficient, or unnecessary consumption of
energy resources during project construction or operations. The expenditure of non-renewable
resources would be incurred as a result of future design modifications from the proposed project,
including electricity, natural gas, propane, diesel, and gasoline. The application of the proposed
project to future multifamily and mixed-use development would be subject to project-specific
development review requirements and compliance with existing energy-based regulations.
Moreover, the proposed project includes functional architectural elements, such as room to
accommodate shade structures for townhouses, flex/loft buildings, walk-up flat parking; courtyard
12 Southern California Association of Governments. 2024. Connect SoCal: A Plan for Navigating to a Brighter Future.
https://scag.ca.gov/sites/default/files/2024-05/23-2987-connect-socal-2024-final-complete-040424.pdf (accessed
October 30, 2025).
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multi-family buildings, wrap building, urban blocks; and photovoltaic panels for buildings
(Appendix A), which would decrease electricity consumption and other non-renewable energy
expenditures. Furthermore, there would be no increase in VMT as a result of the proposed project
(see Section 3.13, Transportation). Therefore, no additional energy expenditures for vehicular
travel would result from the proposed project.
The proposed project would not result in additional development or induce growth beyond what
was considered in the Certified EIR. As such, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts related to resulting in wasteful, inefficient, or unnecessary consumption of energy
resources during project construction or operations.
(b) Would the proposed project conflict with or obstruct a state or local plan for renewable
energy or energy efficiency?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to a conflict with or obstruction of a state or local plan for renewable
energy or energy efficiency. As with the Certified EIR, the proposed project would result in less
than significant impacts in relation to a conflict with or obstruction of a state or local plan for
renewable energy or energy efficiency. The application of the proposed project to future
multifamily and mixed-use development would be subject to project-specific development review
requirements. In addition, the proposed project would be required to comply with existing energy-
based regulations, including the General Plan 2040, Title 24 of the California Green Building
Standards, SCAG’s Connect SoCal, and the City’s CAP. Future multifamily and mixed-use
development also would be required to comply with energy conservation regulations embedded
in California Code of Regulations Title 20, Division 2, Chapter 4; and CCR Title 6. The updates to
Connect SoCal and the California Code of Regulations since adoption of the Certified EIR include
more stringent energy efficiency goals and regulations, when compared to the regional plans
discussed in the Certified EIR, and future development in the City would continue to be subject to
these most recent versions. Further, the proposed project does not include changes or reductions
in energy efficiency that would conflict with energy or sustainable development standards and,
therefore, would not change the findings in the Certified EIR. Additionally, as previously
discussed, the proposed project includes functional architectural elements for a variety of building
types that would decrease electricity consumption and other non-renewable energy expenditures.
The proposed project would not result in additional development beyond what was previously
evaluated in the Certified EIR. As such, the proposed project would not result in a new significant
impact or a substantial increase in the severity of previously identified significant impacts that
would conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to energy. No
further mitigation measures are required for the proposed project.
Cumulative Impact Analysis
The implementation of the proposed project would not result in or contribute to a cumulative
energy impact. This proposed project is a design overlay that works within the regulatory
framework and cumulative growth assumptions of the Certified EIR and is consistent with the
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analysis of cumulative impacts under the development evaluated in the General Plan 2040. The
Certified EIR concluded that the environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project construction or operations, conflict with or
obstruct a state or local plan for renewable energy or energy efficiency would not be cumulatively
considerable. Consistent with the Certified EIR, implementation of the proposed project would
not result in cumulatively considerable impacts in relation to energy. The proposed project
would not result in a new significant cumulative impact or a substantial increase in the severity
of previously identified significant cumulative impacts related to energy.
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3.6 GEOLOGY, SOILS, AND SEISMICITY
This section evaluates the effects on geology and soils impacts from the proposed project. This
Addendum relies on and incorporates by reference the project setting and regulatory setting as
described in Section 3.6, Geology, Soils, and Seismicity, of the Certified EIR. Potential impacts
to geology and soils from the proposed project are discussed relative to conclusions in the
Certified EIR. The Certified EIR concluded that the General Plan 2040 would result in less than
significant impacts to geology and soils. Consistent with the Certified EIR, geology and soils for
the proposed project were evaluated with regard to the Los Angeles County General Plan Safety
element; County of Los Angeles All-Hazard Mitigation Plan, the USGS 7.5-minute series
topographic quadrangle; California Division of Mines and Geology (CDMG) publications; the most
recent Alquist-Priolo Earthquake Fault Zone (APEFZ) Map; the City of Diamond Bar Natural
Hazards Mitigation Plan; published maps; and technical studies. Review of available records and
literature determined that no new information has become available since the certification of the
Certified EIR.
3.6.1 Setting
The project setting for geology and soils remains consistent with the setting considered in the
Certified EIR.
3.6.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to hydrology and water quality was
evaluated in relation to the following questions in Appendix G of the State CEQA Guidelines.
(a) Would the proposed project directly or indirectly cause potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or
based on other substantial evidence of a known fault? Refer to Division of Mines
and Geology Special Publication 42.
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the rupture of a known earthquake fault. The Certified EIR
established that the project area is not within an Alquist-Priolo Earthquake Fault Zone, and no
known active faults transect the area. Therefore, the risk of surface fault rupture is consistently
considered very low. Since the proposed project is limited to the design and articulation of the
building envelope, the ODS exerts no influence on regional tectonic hazards or the potential for
surface rupture. The proposed project would not increase the degree of exposure to this hazard
beyond the existing baseline and the General Plan’s projections. Therefore, the proposed project
would not result in a new significant impact or a substantial increase in the severity of previously
identified significant impacts regarding rupture of a known earthquake fault.
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ii. Strong seismic ground shaking?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to strong seismic ground shaking. The Certified EIR concluded that
impacts from strong seismic ground shaking are less than significant because all new buildings
must be constructed in compliance with the California Building Code (CBC), Section 1613, which
requires structures to be designed and constructed to resist seismic forces in accordance with
the Minimum Design Loads for Buildings and Other Structures (ASCE standards). The proposed
project comprises a set of aesthetic, functional, and form-based requirements (e.g., facade
articulation, frontage types) that are subordinate to the CBC. Further, structural integrity and
seismic design are governed by mandatory project-specific engineering and the CBC and
required for all development within the General Plan 2040 inclusive of the proposed project. The
proposed project would not compromise the seismic integrity of future development. Therefore,
the proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts regarding strong seismic ground shaking.
iii. Seismic-related ground failure, including liquefaction?
The proposed project would not exceed General Plan 2040 assumptions, and would not result in
a new significant impact or a substantial increase in the severity of previously identified significant
impacts in relation to seismic-related ground failure, including liquefaction. The Certified EIR
identified a risk of liquefaction and lateral spreading in areas underlain with loose saturated
cohesionless soils, notably within valley basins and along major highway corridors. The proposed
project is intended to regulate visual design and has no effect on subsurface hydrogeologic
conditions or soil mechanics. All future development subject to the proposed project, particularly
those within identified liquefaction hazard zones, are mandatorily required to undergo site-specific
geotechnical investigations as part of the permitting process. These investigations, in conjunction
with the CBC, prescribe specific foundation design, soil stabilization, and ground improvement
techniques necessary to mitigate liquefaction risk. The proposed project does not override these
critical regulatory requirements. Therefore, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts regarding strong seismic ground shaking.
iv. Landslides?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to landslides. The Certified EIR acknowledged that steep hills (30
percent slope or greater) in the Planning Area are subject to a high risk of seismically induced
landslides. However, the impact was determined to be less than significant because all
development must address these hazards through site-specific geotechnical studies and conform
to the current design provisions of the CBC and General Plan 2040 policies protecting hillside
development. The proposed project applies primarily to urbanized and infill areas designated for
multifamily and mixed-use development, which are generally located outside the most sensitive
steep hillsides. Future development subject to the proposed project that occurs on or adjacent to
slopes, the proposed project architectural requirements will not supersede the need for
comprehensive geotechnical reporting and the implementation of slope stability measures
required by the City Engineer and the CBC. Therefore, the proposed project would not result in a
new significant impact or a substantial increase in the severity of previously identified significant
impacts regarding landslides.
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(b) Would the proposed project result in substantial soil erosion or the loss of topsoil?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial soil erosion or the loss of topsoil. The Certified EIR
concluded that development under the General Plan 2040 could expose soils to erosion during
earthwork activities. However, the impact was found to be less than significant due to mandatory
compliance with the National Pollutant Discharge Elimination System (NPDES) permit
requirements for projects disturbing over one acre, which includes the implementation of a Storm
Water Pollution Prevention Plan (SWPPP) and Best Management Practices (BMPs). Additionally,
General Plan 2040 policies RC-P-24 and RC-P-26 specifically require these measures to control
erosion and sedimentation during and after construction.
The proposed project would not expand the total area of land disturbance; nor would it increase
the overall development capacity of the City beyond the levels analyzed in the Certified EIR.
Future development (new multifamily and mixed-use buildings) subject to the proposed project
remain fully subject to all mandatory federal, state, and local regulations related to water quality
and soil protection, including the requirements for NPDES permits, SWPPPs, and BMPs. While
the proposed project influences exterior elements like landscaping and courtyards, the critical
engineering aspects of site preparation, grading, and permanent drainage control are governed
by the City Engineer and mandatory grading permits, which prioritize erosion control. The
proposed project will not compromise the mandatory regulatory framework that prevents
substantial soil erosion and loss of topsoil. Therefore, the proposed project would not result in a
new significant impact or a substantial increase in the severity of previously identified significant
impacts regarding substantial soil erosion or the loss of topsoil.
(c) Would the proposed project be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or collapse?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to unstable geologic units or soils. The Certified EIR concluded that
areas with unstable underlying materials (undocumented fills, soft compressible deposits,
expansive soils) exist within the proposed project area, particularly in areas of hilly terrain and
near valley basins. However, the EIR determined that the potential for adverse impacts from
geologic hazards (landslide, lateral spreading, subsidence, liquefaction, or collapse) was less
than significant for the General Plan 2040 buildout due to the integration of geotechnical
requirements into the planning and design process. Since all future development remains fully
subject to the strict regulatory framework and policies designed to eliminate risks associated with
unstable soils and geologic units, the proposed project does not introduce any new mechanism
that would destabilize soils or increase exposure to these hazards. Therefore, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts regarding unstable geologic units or soils resulting in
landslide, lateral spreading, subsidence, liquefaction or collapse.
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(d) Would the proposed project be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial direct or indirect risks to life or
property?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to expansive soils. The Certified EIR acknowledged that areas within
the Planning Area contain soils with expansive properties, which swell and shrink with changes
in moisture content, potentially causing damage to foundations, pavements, and utility lines,
thereby creating risks to life or property. However, the Certified EIR concluded this impact was
less than significant. The proposed project comprises a set of architectural and aesthetic design
criteria and is entirely unrelated to subsurface soil mechanics, geotechnical engineering, or
structural foundation design. The proposed project would not authorize any development that
would be exempt from the mandatory requirements for site-specific geotechnical investigation
and mitigation measures enforced by the City Engineer and the CBC. Therefore, the proposed
project would not introduce any new risks to life or property in areas of the City that may contain
expansive soils. Therefore, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts to expansive soil
hazards.
(e) Would the proposed project have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems where sewers are not available
for disposal of waste water?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the capability of soils to support septic systems. The Certified EIR
indicated that the General Plan 2040 and the overall project area are already served by extensive
public sewer infrastructure, provided by various agencies including the Sanitation Districts of Los
Angeles County. The General Plan 2040’s anticipated growth, which is the maximum potential
growth accommodated by the proposed project, is based on the assumption that all new
development will connect to and utilize the existing and planned public wastewater conveyance
and treatment facilities. The proposed project applies to multifamily and mixed-use infill
development within the urbanized areas of the City, which are already fully serviced by public
sewers. There are no anticipated instances where future development subject to the proposed
project would rely on septic tanks or alternative on-site wastewater disposal systems.
Furthermore, the proposed project is a design standard and has no bearing on the presence,
functionality, or capacity of public sewer systems or the use of private disposal systems.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts as it relates to the capacity of
soils to support septic or alternative wastewater disposal systems.
(f) Would the proposed project directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the destruction of unique paleontological or geologic resources.
The Certified EIR concluded that, while the Planning Area contains underlying geologic formations
(such as the Fernando Formation) known to contain paleontological resources and includes
potentially unique geologic features (like steep hillsides), the potential for destruction was
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determined to be less than significant due to mandatory regulatory compliance and mitigation
measures MM-GEO-1 and MM-GEO-2. The proposed project does not determine the extent of
ground disturbance or excavation depth, which are the primary factors leading to the destruction
of these resources. The amount of earthwork is dictated by the maximum density and intensity of
the General Plan 2040. Furthermore, all future development subject to the proposed project is
required to abide by the appropriate regulatory requirements, including the cessation of earth-
moving activity if potential resources are discovered, and the mandatory recovery and
preservation of any unique paleontological resources in accordance with the Los Angeles County
Paleontological Resource Assessment and Guidelines. Since the proposed project must adhere
to existing General Plan policies and protocols for resource discovery and preservation, the
proposed project does not introduce any new significant risks that would destroy a unique
resource. However, consistent with the Certified EIR, all development subject to the proposed
project would continue to implement mitigation measures MM-GEO-1 and MM-GEO-2 to ensure
that impacts to paleontological resources would be less than significant. Therefore, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts that would directly or indirectly cause the destruction of a
unique paleontological resource or site or unique geologic feature.
Mitigation Measures
As with the Certified EIR, mitigation measures MM-GEO-1 and MM-GEO-2 are required for
implementation in order to lessen and/or alleviate the impacts related to paleontological resources
expected to result from implementation of the proposed project (Appendix B).
No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to geology and soils for the proposed
project that were not previously analyzed in the Certified EIR. As evaluated in the Certified EIR,
cumulative increases in population and development that would result from the implementation of
the full buildout of the General Plan 2040 would increase the number of residents and employees
exposed to the region's known seismic hazards; however, conformance with the CBC and
proposed General Plan 2040 policies would preserve building integrity during a seismic event,
and other regulatory measures would reduce geohazards impacts to below the level of
significance. As a result, cumulative impacts would be minimized and less than significant.
Consistent with the Certified EIR, the proposed project would not result in a significant adverse
cumulative impact to geology and soils as the proposed project is strictly an architectural and
functional design overlay. In addition, the proposed project does not increase underlying
development capacity, nor does it override mandatory safety regulations. All future development,
regardless of ODS requirements, is obligated to follow the CBC and requires site-specific
geotechnical investigations to mitigate risks from seismic shaking, liquefaction, landslides, and
expansive soils. Therefore, the proposed project would not result in a new significant cumulative
impact or a substantial increase in the severity of previously identified significant cumulative
impacts related to geology and soils.
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3.7 GREENHOUSE GAS EMISSIONS
This section evaluates the effects on greenhouse gas (GHG) emissions from the proposed
project. This Addendum relies on and incorporates by reference the physical setting and
regulatory setting as described in Section 3.5, Energy, Climate Change, and Greenhouse Gases,
of the Certified EIR. Potential impacts to GHG emissions from the proposed project are discussed
relative to the conclusions in the Certified EIR. The Certified EIR determined that the
implementation of the General Plan 2040 would result in less than significant GHG emissions
impacts, with no mitigation measures required. Consistent with the Certified EIR, the proposed
project was evaluated with regard to the General Plan 2040, the CARB Scoping Plan Update,
Executive Orders S-3-05 and B-48-18, SCAG’s Connect SoCal, and the City’s CAP.
3.7.1 Setting
The project setting for GHG emissions is the same as that considered in the Certified EIR. A
review of available records and literature determined that new GHG emissions information has
become available since the Certified EIR, including (1) a 2024 update to Connect SoCal, which
includes a revision from CARB to set more stringent GHG reduction targets for the SCAG region
at 8 percent below 2005 per capita emissions levels by 2020 and 19 percent below 2005 per
capita emissions levels by 2035,13 and (2) a 2022 update to the CARB Scoping Plan,14 which
includes more stringent GHG reduction goals compared to the 2017 Scoping Plan update
analyzed in the Certified EIR. While these regional plan updates are reviewed for consistency,
the updates to SCAG’s Connect SoCal and the CARB Scoping Plan would not result in substantial
changes to the regional framework analyzed in the Certified EIR with respect to GHG emissions
and, thus, would not result in changes to the findings made in the Certified EIR.
3.7.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to GHG emissions was evaluated in
relation to the following questions as stated in Appendix G of the 2025 CEQA Guidelines.
(a) Would the proposed project generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the environment?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to generating direct or indirect GHG emissions that may have a
significant impact on the environment. The Certified EIR determined that the General Plan 2040
would result in less than significant impacts. According to AB 32, GHG emissions are defined as
emissions of the following gases: carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O),
hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). While
SCAG’s Connect SoCal and the CARB Scoping Plan have been updated since adoption of the
13 Southern California Association of Governments. 2024. Connect SoCal: A Plan for Navigating to a Brighter Future.
https://scag.ca.gov/sites/default/files/2024-05/23-2987-connect-socal-2024-final-complete-040424.pdf (accessed
November 5, 2025).
14 California Air Resources Board. December 2022. 2022 Scoping Plan for Achieving Carbon Neutrality.
https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf (accessed November 3, 2025).
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Certified EIR to set more stringent GHG reduction targets, these updates would not change the
conclusions of the Certified EIR, and the proposed project would not conflict with the reduction
targets. Future development in the City that would be subject to the proposed project would
continue to be subject to the most recent versions of SCAG’s Connect SoCal and the CARB
Scoping Plan to meet the most recent reduction targets. The proposed project is a set of design
standards and does not increase development capacity; as such, it would not result in unplanned
development in the City beyond the development that was evaluated for GHG emissions in the
Certified EIR. As found in the Certified EIR, future multifamily residential and mixed-use
development subject to the proposed project would have the potential to emit these GHG
emissions from area, energy, and mobile sources. However, there would be no additional
development that would increase VMT as a result of the proposed project compared to the
Certified EIR (see Section 3.13, Transportation). Thus, no additional GHG emissions from
vehicular travel, as measured by VMT, would result from the proposed project. Similarly, the
proposed project would not involve area or energy sources that would result in an exceedance in
GHG emissions, and no additional development would occur that was not planned in the General
Plan 2040 and considered in the Certified EIR. Furthermore, the application of the proposed
project to future multifamily and mixed-use development would be subject to project-specific
development review requirements and compliance with existing GHG emissions regulations. The
proposed project includes a requirement for at least 25 percent of outdoor space to be dedicated
to landscaping (e.g., shrubs, cover, and/or trees) for walk-up flats, courtyard multifamily buildings,
wrap buildings, and urban blocks, which could provide for an increase in available carbon storage
opportunities within the City.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to generating direct or
indirect GHG emissions that may have a significant impact on the environment.
(b) Would the proposed project conflict with an applicable plan, policy, or regulation adopted
for the purpose of reducing the emissions of greenhouse gases?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to any conflicts with an applicable plan, policy, or regulation adopted
for the purpose of reducing the emissions of greenhouse gases. As with the Certified EIR, the
proposed project would result in less than significant impacts. The proposed project would comply
with existing energy regulations, including the most recent versions of the General Plan 2040, the
CARB Scoping Plan Update, Executive Orders S-3-05 and B-48-18, SCAG’s Connect SoCal, and
the City’s CAP. While SCAG’s Connect SoCal and the CARB Scoping Plan have been updated
since adoption of the Certified EIR to set more stringent GHG reduction targets, these updates
would not change the conclusions of the Certified EIR, and the proposed project would not conflict
with the reduction targets. Future development in the City that would be subject to the proposed
project would continue to be subject to the most recent versions of SCAG’s Connect SoCal and
the CARB Scoping Plan to meet the most recent reduction targets. The proposed project is a set
of design standards and does not increase development capacity; as such, it would not result in
unplanned development in the City beyond the development that was evaluated for GHG
emissions in the Certified EIR. The application of the proposed project to future multifamily and
mixed-use development would be subject to project-specific development review requirements.
The proposed project includes landscaping design standards for a variety of building types which
could provide for an increase in available carbon storage opportunities within the City.
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The proposed project does not propose new development and would not alter the growth
projections analyzed in the Certified EIR. The proposed project also does not increase the overall
development capacity or change the level of intensity that was the basis for the Certified EIR
analysis. As such, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to conflict
with applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to GHG emissions.
No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to GHG emissions for the proposed
project not previously evaluated in the Certified EIR. The Certified EIR found that the General
Plan 2040 would not result in cumulatively considerable impact to the generation of direct or
indirect GHG emissions and regarding conflict with goals, policies, and regulations established
for reducing GHG emissions. Consistent with the findings of the Certified EIR, implementation of
the proposed project would not result in a cumulatively considerable impact on GHG emissions.
The proposed project would not result in a new significant cumulative impact or a substantial
increase in the severity of previously identified significant cumulative impacts to GHG emissions.
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3.8 HAZARDS AND HAZARDOUS MATERIALS
This section evaluates the potential impacts associated with hazards and hazardous materials
resulting from the proposed project. This Addendum relies on and incorporates by reference the
physical setting and regulatory setting as described in Section 3.7, Hazards, Hazardous Materials,
and Wildfire, of the Certified EIR. This analysis assesses the potential impacts associated with
the use, transport, or disposal of hazardous materials, hazardous materials sites, airport hazards,
emergency response planning, and wildfire hazards. Potential impacts are discussed relative to
the conclusions in the Certified EIR.
3.8.1 Setting
The project setting for hazards and hazardous materials is consistent with that considered in the
Certified EIR. The proposed project would not alter the physical or regulatory conditions described
in the Certified EIR.
3.8.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to hazards and hazardous materials was
evaluated in relation to the following questions as stated in Appendix G of the State CEQA
Guidelines.
(a) Would the proposed project create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous materials?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the routine transport, use, or disposal of hazardous materials.
The Certified EIR analyzed the potential for hazardous materials generation from the construction
activities associated with the General Plan 2040. The construction and operation of new multi-
family and mixed-use buildings includes the routine use of common hazardous materials such as
cleaning agents, landscaping chemicals, vehicle fluids, fuels, oils, and construction related
materials. The Certified EIR concluded that the implementation of applicable federal, state, and
local regulations and policies would be sufficient to lessen the risk of death, injury, and property
loss.
The routine use of hazardous materials by the proposed project is limited to materials commonly
found in residential and low-intensity commercial settings, such as paints, cleaning agents, and
landscape chemicals. Since the proposed project is limited to aesthetic details and architectural
goals that require specific exterior finishes or color schemes, the proposed project would not
increase the volume of construction, operational hazardous materials, or waste generated beyond
what was anticipated and deemed less than significant in the Certified EIR. All handling, storage,
and transport of hazardous materials and waste associated with future development remain
subject to a robust regulatory framework, including federal, state, and local regulations (e.g.,
Resource Conservation and Recovery Act, Emergency Planning and Community Right-to-Know
Act, Hazardous Materials Transportation Act, California Health and Safety Code, and the
Consolidated Fire Code). Compliance with the Hazardous Materials Business Plan (HMBP) for
threshold quantities and regulations specifying storage areas designed to prevent accidental
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release and protect against fire or health hazards remains mandatory. Since there are currently
no permitted hazardous waste facilities in the City, disposal practices are governed strictly by
state and local standards. Furthermore, the Certified EIR noted that the General Plan 2040
includes policies that seek to lessen the risk from transport by minimizing truck traffic through
residential areas and promoting safe goods distribution. The transport of hazardous materials is
primarily related to General Plan 2040 construction development (fuel deliveries), and the
movement of household/commercial hazardous waste would not be affected by the proposed
project. Since the proposed project would not result in land use changes or increase traffic
volumes beyond the Certified EIR, the proposed project would not increase the number of
vehicles transporting materials on highways (SR-57 and SR-60) or local roads. Existing
regulations and policies manage the safety risks associated with transport. The proposed project
does not introduce new types of hazards, increase the scale of hazardous materials used beyond
the General Plan's projections, or override any mandatory federal, state, and local regulations
that promote safe handling, storage, and emergency response.
The proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts related to routine transport, use, or disposal of
hazardous materials.
(b) Would the proposed project create a significant hazard to the public or the environment
through reasonably foreseeable upset and accidental conditions involving the release of
hazardous materials into the environment?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to the accidental release of hazardous materials. The Certified EIR
concluded that, given the existing regulations and programs and the General Plan 2040 policies
that address the potential for hazardous materials upsets and promote the ability of emergency
services to respond to incidents, impacts associated with the release of hazardous materials into
the environment would be less than significant.
The potential releases of hazardous materials associated with the proposed project are the same
as described in the Certified EIR. The Certified EIR describes new development (housing and
mixed-use) could increase the risk of the potential upset of routinely used hazardous materials,
such as household cleaners and landscaping chemicals, but these would not be present in
sufficient quantities to pose a significant risk to the public and must be used in accordance with
all applicable laws and regulations. The implementation of the proposed project does not alter
site grading, construction methods, or safety protocols. Therefore, the same potential impacts
associated with site contamination that were described in the Certified EIR could occur with the
proposed project. Grading, drilling, or excavation at a future development site have the potential
to mobilize hazardous materials (if currently present in the soil), which could result in exposure of
personnel and other sensitive receptors, such as plants and wildlife, to contaminant levels that
could result in short- and long-term health effects. Accidental release from operational and
construction activities would be addressed through mandatory regulatory compliance. All future
development remains subject to existing regulations regarding storage, transport, and safety
protocols designed to prevent accidental releases, and facilities handling hazardous materials are
subject to routine inspections by the Los Angeles County Fire Department. Furthermore,
construction activities for future development must also adhere to strict protocols regarding the
handling and storage of construction related hazardous materials, as well as Occupational Safety
and Health Administration (OSHA) worker safety standards. The proposed project is an
architectural design guide and has no role in regulating the use, storage, or handling of hazardous
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materials or the remediation of contaminated sites. As such, the proposed project would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to the reasonably foreseeable upset and accidental conditions
involving the release of hazardous materials into the environment.
(c) Would the proposed project emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter mile of an existing or
proposed school?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the emission of hazardous emissions or the handling of
hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an
existing or proposed school. The Certified EIR concluded that the General Plan 2040 would result
in less than significant impacts regarding hazardous emissions and materials within one-quarter
mile of a school. The Certified EIR conclusion noted that the most intense uses likely to handle
acutely hazardous materials (e.g., Light Industrial) are confined to specific areas, with only one
school, Walnut Elementary, falling within a quarter mile of such designation. The proposed project
would only apply to multifamily and mixed-use projects, meaning it would not increase exposure
of students to industrial hazardous materials beyond what was identified in the Certified EIR. The
proposed project would not change the type of land uses allowed or intensity the manufacture,
use, transport, or disposal of hazardous materials, within one-quarter mile of any of the 14 existing
schools identified in the Certified EIR. The allowed land uses remain limited to residential,
commercial, or mixed-use, which are generally not substantial emitters or handlers of acutely
hazardous waste. The General Plan 2040 has policies in place (e.g., PS-P-26) that prohibit the
development of projects anticipated to emit hazardous air emissions or handle extremely
hazardous substances within one-quarter mile of a school. The proposed project would not
interfere with the Local Hazard Mitigation Plan and Emergency Operations Plan’s (EOP) (PS-G-
8) ability to respond to local hazards, including hazardous materials incidents, and to plan for the
protection of critical facilities (i.e., schools). Furthermore, the small quantities of routine hazardous
materials (household cleaners, paints, etc.) associated with the proposed project would be the
same as those considered in the Certified EIR analysis; these types of hazardous materials are
not present in sufficient quantities to pose a significant risk to the public or schools and are subject
to mandatory state regulations. Therefore, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts related to emission of hazardous emissions or handling of hazardous or acutely
hazardous materials, substances, or waste within one-quarter mile of an existing or proposed
school.
(d) Would the proposed project be located on a site which is included on a list of hazardous
materials site compiled pursuant to Government Code § 65962.5 and, as a result, would
it create a significant hazard to the public or the environment?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to development on designated hazardous materials sites. The
Certified EIR acknowledges the existence of numerous sites in the City that are included on the
“Cortese List” (Government Code No. 65962.5) or require further investigation (as depicted in
Figure 3.7-1 and Table 3.7-1 of the Certified EIR). These sites, often located along major local
roadways (e.g., Diamond Bar Boulevard, Grand Avenue, Golden Springs Drive), have
experienced releases resulting in soil and groundwater contamination. The Certified EIR
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concluded that, while redevelopment of these sites could potentially pose a hazard, the impact
would be less than significant because these sites are strictly regulated by existing federal and
state policies and are in various stages of the mandatory cleanup process. The proposed project,
which guides architectural and site design elements (e.g., building placement, facade articulation)
for future multifamily and mixed-use development, has no influence, jurisdiction, or impact over
the environmental cleanup, remediation, or regulatory compliance required for contaminated
sites. The proposed project would not change the underlying zone or increase the maximum
density or intensity of development allowed on these specific sites. Therefore, the proposed
project would not increase the degree of intrusion into contaminated soil or groundwater beyond
the scope already anticipated and analyzed by the Certified EIR. Compliance with the established
regulatory framework will continue to ensure that impacts related to development on designated
hazardous material sites are appropriately addressed. The proposed project is a design standard
that would not modify the regulatory or remedial requirements governing Cortese List sites.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts in relation to development on
designated hazardous materials sites.
(e) For a proposed project located within an airport land use plan or, where such a plan has
not been adopted, within two miles of a public airport or public use airport, would the
project result in a safety hazard or excessive noise for people residing or working in the
project area?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to airport-related safety hazards or excessive noise for people
residing or working in the proposed project area. The Certified EIR concluded that the
implementation of the General Plan 2040 would have no impact on an airport-related safety
hazard because there is no public airport located within two miles of the City. The closest facility,
Brackett Field, is located over six miles away, and its Air Impact Assessment (AIA) area does not
overlap with the City. The proposed project would apply to the entire City, which is not located
within two miles of a public airport or public use airport. Since the proposed project is entirely
outside the relevant airport safety and noise influence zones, the proposed project would not
result in a safety hazard or excessive noise for people residing or working in the project area
related to airport operations. Consistent with the findings of the Certified EIR, the project would
have no impact related to an airport-related safety hazard or excessive noise. Thus, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts related to airport noise.
(f) Would the proposed project impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation plan?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to interference with an adopted emergency response plan or
emergency evacuation plan. The Certified EIR established that the overall buildout of the General
Plan 2040 would result in less than significant impacts to emergency response due to the
enforcement of existing regulations and specific General Plan 2040 policies. Compliance with the
General Plan 2040’s policies regarding emergency access, evacuation route development, and
roadway development would ensure that emergency vehicle movement could efficiently access
all parts of the planning area. The proposed project is a design guide and would not authorize
new infrastructure, change the function of existing roadways, or affect the protocols established
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in the City’s adopted emergency plans. The proposed project includes requirements for building
placement and parking (e.g., Principle 8: Parking and Vehicle Areas) that seek to place parking
at the rear of buildings and prioritize street frontage. These requirements are intended to improve
pedestrian experience and visual quality, and they do not supersede the requirements of the Fire
Code or the City’s Engineering Division. Future multifamily and mixed-use development must still
undergo development review to ensure compliance with the Los Angeles County Fire Code and
the Diamond Bar Emergency Operations Plan (EOP). This mandatory review dictates minimum
driveway widths, turning radii, and fire department access routes necessary for the movement of
emergency vehicles. Aesthetic or site design standards in the proposed project cannot be
approved if they conflict with minimum fire and emergency access requirements. Future
development projects, to which the ODS applies, would still be required to be reviewed by the Los
Angeles County Fire Department and other relevant emergency service providers to ensure
compliance with all mandatory access, water flow, and life safety standards. The ODS does not
modify or interfere with these regulatory mechanisms. The proposed project would not introduce
any elements or changes to primary circulation that would physically interfere with designated
emergency evacuation routes. Since the ODS is subordinate and works in tandem with the
mandatory Fire Code and the City’s EOP (General Plan Policy PS-G-8), the proposed project
would have no potential to physically interfere with an adopted emergency response or evacuation
plans. Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts in relation to interference with
an adopted emergency response plan or emergency evacuation plan.
(g) Would the proposed project expose people or structures, either directly or indirectly, to a
significant risk of loss, injury or death involving wildland fires?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to wildland fire risk. The Certified EIR assessed wildfire risk for the
General Plan 2040 buildout and determined impacts would be less than significant with adherence
to regulatory requirements. The proposed project does not include new development or increase
the intensity of development beyond the buildout already analyzed in the Certified EIR. The
proposed project would likewise not expand the development footprint into areas adjacent to
wildlands or Wildland-Urban Interface (WUI) zones. All developments in or near a Very High Fire
Hazard Severity Zone (VHFHSZ) must comply with the California Public Resources Code and the
Los Angeles County Fire Code, including defensible space, fire-resistant building materials, and
fuel modification zones. The ODS has an emphasis on durable, high-quality, and non-combustible
exterior materials that provide incidental support for fire-safe building practices, which are
mandatory under the California Building Code and Fire Code. The proposed project is limited to
urbanized areas; therefore, the proposed project would not expose people or structures to a new
or increased risk related to wildland fires beyond the analysis already contained in the Certified
EIR. The proposed project would not result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts related to wildland fire risk.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to hazards and
hazardous materials. No further mitigation measures are required.
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Cumulative Impact Analysis
There are no new circumstances involving new impacts to hazards and hazardous materials for
the proposed project that were not previously analyzed in the Certified EIR. The proposed project
would result in no new significant cumulative impacts related to hazards and hazardous materials
than those disclosed in the Certified EIR. Due to rigorous state and federal regulatory frameworks
covering hazardous material handling, site cleanup, and mandatory fire safety compliance,
cumulative impacts would be less than significant. Implementation of the proposed project does
not conflict with or otherwise negate any existing mandatory hazard reduction policies.
Furthermore, the proposed project would not add new physical development or increase the
severity of any underlying hazard exposure beyond the baseline established in the Certified EIR.
Therefore, the proposed project would not introduce any new types of hazardous activities, result
in any additional development, or undermine the protective regulatory environment.. The
cumulative impact related to hazards and hazardous materials remains less than significant,
consistent with the findings of the Certified EIR. The proposed project would not result in a new
significant cumulative impact or a substantial increase in the severity of previously identified
significant cumulative impacts related to hazards and hazardous materials.
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3.9 HYDROLOGY AND WATER QUALITY
This section discusses the effects on hydrology and water quality from the proposed project. This
Addendum relies on and incorporates by reference the project setting and regulatory setting as
described in Section 3.8, Hydrology and Water Quality, of the Certified EIR. Potential impacts to
hydrology and water quality from the proposed project are discussed relative to conclusions in
the Certified EIR. The Certified EIR determined that the implementation of the General Plan 2040
would result in less than significant impacts to hydrology and water quality, with no mitigation
measures required. Consistent with the Certified EIR, hydrology and water quality impacts were
evaluated in relation to the General Plan 2040, groundwater basin data from the California
Department of Water Resources,15 and National Flood Insurance Program Flood Insurance Rate
Maps for Los Angeles County.16
3.9.1 Setting
The environmental and regulatory setting for Hydrology and Water Quality remains unchanged
from that described in the Certified EIR. A review of available records and literature confirms that
no new information of importance has been identified since the Certified EIR, including changes
to regulations or permitting requirements regulated by the Federal Clean Water Act (CWA), the
State Water Resources Control Board, the Construction General Permit (CGP), the Greater Los
Angeles County Region Integrated Regional Water Management Plan (GLACR IRWM), or the
City of Diamond Bar Water Pollution Control Regulations including the Stormwater and Urban
Runoff Pollution Control Ordinance.
3.9.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to hydrology and water quality was
evaluated in relation to the following questions in Appendix G of the State CEQA Guidelines.
(a) Would the proposed project violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface or ground water quality?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the potential violation of water quality standards. The proposed
project primarily dictates aesthetic and functional design components (e.g., sense of place, style,
details) for specific types of development and substantial improvements, and does not require
new construction, operation, or maintenance activities that would deviate from the types of
activities, or the associated impacts, already analyzed and addressed in the Certified EIR.
As discussed in the Certified EIR, the General Plan 2040 may result in local and temporary
impacts related to water quality during construction, but such impacts would be less than
significant due to compliance with federal, state, and local water quality regulations and General
Plan 2040 policies. The proposed project would not alter the fundamental construction scenario,
15 California Department of Water Resources. 2003. California’s Groundwater. Bulletin 118 – Update 2003.
16 Federal Emergency Management Agency. 2008. National Flood Insurance Program Flood Insurance Rate Map for
Los Angeles County and Incorporated Areas.
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scale, or duration of future development; the proposed project establishes ODS for projects that
already fall under the scope of the Certified EIR. Consistent with the Certified EIR, to minimize
impacts to surface and ground water quality, measures to minimize and contain erosion and
sedimentation would be implemented in accordance with the Los Angeles County Grading Code,
and a grading permit would be submitted to the County for approval prior to commencement of
any construction activities. Furthermore, for projects that disturb more than one acre, compliance
with the NPDES General Construction Permit would be required. As required by this permit, future
development would develop a SWPPP and comply with any regional requirements to meet State
water quality objectives. To prevent hazardous materials from entering drainages and affecting
water quality, future development would be required to implement a Hazardous Materials
Business Plan and submit it to the Los Angeles County Environmental Health Services
Department for review and approval. Though local and temporary water quality impacts are
possible during the construction of developments that would be subject to the proposed project,
any future development would implement NPDES compliance, which is designed to minimize and
mitigate potential impacts, as specified in the Certified EIR.
The proposed project would not require construction, operation, or maintenance efforts that were
not previously addressed in the Certified EIR. Impacts related to water quality standards or waste
discharge requirements are expected to be less than significant as described in the Certified EIR.
The City's existing development review process, which would incorporate the proposed ODS
checklist, and the mandatory regulatory framework (e.g., NPDES, SWPPP, Grading Code)
require future development demonstrate compliance with all required water quality permits prior
to commencement of construction activities. Therefore, the proposed project would not result in
a new significant impact or a substantial increase in the severity of previously identified significant
impacts to water quality standards or waste discharge requirements.
(b) Would the proposed project substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede sustainable
groundwater management of the basin?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to groundwater supplies or groundwater recharge. The Certified EIR
concluded that the General Plan 2040 would not substantially decrease groundwater supplies or
interfere substantially with groundwater recharge, and impacts would be less than significant. The
General Plan 2040 contains policies that are specifically designed to support groundwater
recharge and conserve groundwater. These policies include the goal of preserving permeable
surfaces, ridgelines, and hillsides, which directly aids in maintaining the natural filtration and
recharge capabilities of the land. The City’s Water Pollution Ordinance and General Plan 2040
policies also aim to protect groundwater from potential sources of contamination, thereby ensuring
the quality of the resource. In addition, the Certified EIR noted that groundwater-supplied recycled
water could be a potential source for landscape irrigation, reducing potential impacts on imported
and surface potable water supplies.
The proposed project does not increase the maximum number of dwelling units, building square
footage, or site coverage allowed by the existing zoning. Therefore, the proposed project does
not increase the City’s overall water demand or impervious surface area beyond what was already
analyzed in the Certified EIR, nor does it override the City’s existing conservation policies. Any
increase in new impervious surface would be localized and distributed, constituting a small
fraction of the City’s overall permeable surface area. The proposed project would not have a
measurable effect on groundwater recharge at the basin level. Any small, localized increase in
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runoff would be managed by existing stormwater regulations and Low Impact Design (LID)
standards (as discussed in the Certified EIR) and would not result in a significant impact to the
overall volume of groundwater recharge. The proposed project would not fundamentally alter the
scale of development or the regulatory environment pertaining to water conservation and
stormwater management established by the Certified EIR. The proposed project would not
introduce new or greater impacts related to groundwater demand or interfere with groundwater
recharge beyond the levels previously determined to be less than significant in the Certified EIR.
Accordingly, the proposed project would not impede on sustainable groundwater management of
the basin, and impacts related to groundwater supplies and recharge remain less than significant.
Accordingly, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts to groundwater supplies or
recharge.
(c) Would the proposed project substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream or river or through the
addition of impervious surfaces, in a manner which would:
i. Result in a substantial erosion or siltation on- or off-site?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantially altering the existing drainage patterns. The Certified
EIR determined that development or redevelopment anticipated by the General Plan 2040 could
increase impervious surfaces, such as roofs, patios, driveways, and parking areas and lead to
increased stormwater flow, but impacts would be less than significant. The Certified EIR states
the majority of development that could occur in the City would be redevelopment of areas with
already impervious surfaces and would comply with City ordinances and General Plan 2040
policies that reduce erosion. The proposed project would not change the requirements for all
future development disturbing over one acre to develop and implement a SWPPP and comply
with the NPDES Construction General Permit. The proposed project does not override any water
quality regulatory requirements or alter standard construction practices that are already subject
to the Los Angeles County Grading Code. As such, the proposed project would not result in a
new significant impact or a substantial increase in the severity of previously identified significant
impacts from erosion or siltation.
ii. Substantially increase the rate or amount of surface runoff in a manner which
would result in flooding on- or off-site?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to surface runoff. The Certified EIR already analyzed the maximum
potential increase in impervious surfaces and runoff. The Certified EIR determined that
development or redevelopment anticipated by the General Plan 2040 could increase impervious
surfaces, such as roofs, patios, driveways, and parking areas and lead to increased stormwater
flow, but impacts would be less than significant. The Certified EIR states the majority of
development that may occur in the City is redevelopment of areas with already impervious
surfaces and would comply with City ordinances and General Plan 2040 policies that reduce
runoff. The proposed project applies to development already considered in the Certified EIR; it
would not increase the maximum impervious area beyond what was previously considered.
Furthermore, post-development runoff is regulated by the MS4 Permit (Order No. R4-2012-0175)
and local ordinances, which mandate the incorporation of LID practices to detain, retain, or treat
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runoff and prevent an increase in post-development flow rates that could cause flooding. These
practices are designed to manage runoff rate and volume to prevent new flooding, regardless of
the architectural style required by the proposed project. For these reasons, impacts associated
with the proposed project would be less than significant and the proposed project would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts from surface runoff that could result in flooding.
iii. Create or contribute runoff water which would exceed the capacity of existing or
planned stormwater drainage systems or provide substantial additional sources of
polluted runoff?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to runoff in excess of stormwater drainage systems. The Certified
EIR determined that development or redevelopment anticipated by the General Plan 2040 could
increase impervious surfaces, such as roofs, patios, driveways, and parking areas and lead to
increased stormwater flow, but impacts would be less than significant. The Certified EIR states
the majority of development that may occur in the City is redevelopment of areas with already
impervious surfaces and would comply with City ordinances and General Plan 2040 policies that
reduce runoff and pollution. Stormwater drainage capacity is managed through adherence to the
MS4 Permit’s Hydromodification Management requirements which include engineering controls
and detention/retention features to ensure that the post-development hydrograph does not
substantially exceed the pre-development hydrograph. Polluted runoff is strictly controlled by
BMPs required by the MS4 Permit. The ODS requirements in the proposed project, such as
providing off-street parking in surface lots or garages at the rear of buildings (Principle 8) or
orienting building façades (Principle 5), relate to site layout but do not introduce new or substantial
sources of pollution not previously addressed in the Certified EIR. Therefore, the proposed project
would not result in a new significant impact or a substantial increase in the severity of previously
identified significant impacts in relation to existing or planned stormwater draining systems or
providing additional sources of polluted runoff.
iv. Impede or redirect flood flows?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to impeding or redirecting flood flows. The Certified EIR determined
that development or redevelopment anticipated by the General Plan 2040 could change site
layouts, but impacts would be less than significant. The Certified EIR states the majority of
development that may occur in the City is redevelopment of areas with already impervious
surfaces and would comply with City ordinances and General Plan 2040 policies that reduce flood
flows. The proposed project does not contain specific mandates for grading or filling that would
inherently impede flood flows. Future development in the City must comply with the City’s
Floodplain Management Ordinance and all required permits, which ensures flood flows are not
redirected in a manner that causes off-site impacts. Therefore, the proposed project would not
result in a new significant impact or a substantial increase in the severity of previously identified
significant impacts regarding flood flows.
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(d) In flood hazard, tsunami, or seiche zones, would the proposed project risk release of
pollutants due to project inundation?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the potential release of pollutants in flood hazard, tsunami, or
seiche zones. The Certified EIR found that impacts would be less than significant because the
City is located sufficiently inland to be out of what would be considered a potential hazard area
for seiches, tsunamis, and sea level rise. The proposed project would not require or encourage
the placement of development or new significant sources of pollutants within high-risk inundation
zones that were not already anticipated by the Certified EIR. Any future development subject to
the proposed project must comply with state and local regulations for the storage and
management of hazardous materials and waste, which minimizes the risk of pollutant release
during an inundation event. Future development must comply with all federal, state, and local
safety codes, including the preparation and implementation of a Hazardous Materials Business
Plan (if required), which ensures that materials are stored to minimize the risk of release during
an inundation event. Therefore, the proposed project would result in less than significant impacts
regarding the risk of pollutant release due to inundation in flood hazard, tsunami, or seiche zones,
and it would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts regarding the risk of pollutant release due to such
inundation.
(e) Would the proposed project conflict with or obstruct implementation of a water quality
control plan or sustainable groundwater management plan?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a conflict with a water quality control plan or sustainable
groundwater management plan. The Certified EIR found that impacts would be less than
significant because development would be subject to the RWQCB requirements, the Diamond
Bar City Code, and General Plan 2040 policies. Consistent with the Certified EIR, development
subject to the proposed project would continue to be subject to those requirements. Future
development associated with the proposed project would not conflict with the MS4 Permit
(NPDES Permit CAS004001) or the City's Stormwater and Urban Runoff Pollution Control
Ordinances. The proposed project must adhere to these mandatory regulatory requirements,
including the use of source control, treatment, and LID BMPs. The proposed project would not
affect the water demand projections in the General Plan 2040 and would not override the General
Plan's policies that are designed to preserve permeable surfaces, reduce impervious areas, and
support groundwater recharge. The Certified EIR states the General Plan 2040’s goals and
policies ensure that water quality is protected to the maximum extent practicable. Thus, the
proposed project would not substantially degrade water quality or impede sustainable
groundwater management and impacts would be less than significant. Therefore, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts that would conflict with or obstruct the implementation of
a water quality control plan or sustainable groundwater management plan.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to hydrology and
water quality. No further mitigation measures are required.
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Cumulative Impact Analysis
There are no new circumstances involving new impacts to hydrology and water quality for the
proposed project that were not previously analyzed in the Certified EIR. The Certified EIR
analyzed the cumulative impacts of full buildout under the General Plan 2040, which includes the
maximum potential for new impervious surfaces, increased runoff, and associated water quality
degradation from anticipated future development and redevelopment in the City. The Certified
EIR concluded that the impacts to hydrology and water quality were less than significant because
the General Plan 2040 mandates rigorous regulatory compliance. Consistent with the Certified
EIR, development subject to the proposed project would continue to be subject to the RWQCB
requirements, the Diamond Bar City Code, and General Plan 2040 policies, ensuring that
cumulative impacts to hydrology and water quality would remain less than significant with
implementation of the proposed project. This conclusion is based on the function of the proposed
project as a design overlay that works within the regulatory framework and cumulative growth
assumptions of the Certified EIR. Therefore, the proposed project would not result in a new
significant cumulative impact or a substantial increase in the severity of previously identified
significant cumulative impacts related to hydrology and water quality.
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3.10 LAND USE AND HOUSING
This section evaluates the effects on land use and housing from the proposed project. This
Addendum relies on and incorporates by reference a project setting and regulatory setting as
described in Section 3.9, Land Use, Population, and Housing, of the Certified EIR. Potential
impacts to land use and housing from the proposed project are discussed relative to conclusions
in the Certified EIR. The Certified EIR determined that impacts related to the physical division of
an established community; conflict with any land use plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an environmental effect; and displacement of substantial
numbers of existing people or housing, necessitating the construction or replacement of housing
elsewhere, would be less than significant with no mitigation measures required. Consistent with
the Certified EIR, land use and housing impacts from the proposed project were evaluated with
regard to the General Plan 2040 and Title 22 (Development Code) of the Diamond Bar City Code.
3.10.1 Setting
The project setting for land use and housing is the same as that considered in the Certified EIR.
However, while the Certified EIR considered the entire City, the study area for the proposed
project is established as areas where the General Plan 2040 land use designations allow for
multifamily residential and mixed-use development (Figure 1). A review of available records and
literature determined that new housing information has become available since certification of the
EIR, including the City’s adoption of the 2021-2029 Housing Element Update. The 2021-2029
Housing Element Update conducted an analysis of the City’s demographic and housing
characteristics and subsequently projected housing needs based on the 2021-2029 RHNA. The
RHNA is a key requirement for local governments to plan for anticipated growth. The RHNA
quantifies the anticipated need for housing within each jurisdiction for the 6th Housing Element
cycle extending from July 2021 to October 2029. The RHNA for the 6th cycle was adopted by
SCAG in March 2021. The total housing growth need for the City during the 2021–2029 planning
period is 2,521 units, distributed by income category (Table 2, 2021–2029 Regional Housing
Needs Assessment).
TABLE 3.10-1
2021–2029 Regional Housing Needs Assessment
Very Low Low Moderate Above Moderate Total
844 434 437 806 2,521
Source: City of Diamond Bar. 2022. 2021-2029 Housing Element Update to the Diamond Bar General Plan 2040.
3.10.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to land use and housing was evaluated
in relation to the following questions as stated in Appendix G of the 2025 CEQA Guidelines.
(a) Would the proposed project physically divide an established community?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
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significant impacts in relation to physically dividing an established community. The Certified EIR
determined that the General Plan 2040 would result in less than significant impacts and would
not physically divide any established community. The proposed project would not physically divide
the community in the City since the proposed project would only apply toward the design of future
multifamily and mixed-use development that is already planned in the General Plan 2040 and
considered in the Certified EIR. Furthermore, Principle 4 of the ODS aims to “animate building
edges on the ground floor to create an inviting Public Realm and pedestrian friendly environment
and to support multi-modal development and mobility,” which would make it easier for the
community to travel locally within the City. All future development projects subject to the ODS
would also be subject to project-specific development review requirements and compliance with
existing land use-based regulations that focus on improving land use.
The proposed project would not result in additional development or induce growth greater than
what was considered in the Certified EIR. Rather, the proposed project would inform the design
of future multifamily and mixed-use development that is already planned for within the City. As
such, the proposed project would not result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts related to physically dividing an
established community.
(b) Would the proposed project cause a significant environmental impact due to conflict with
any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating
an environmental effect?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to conflict with a land use plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an environmental effect. The Certified EIR found that the
General Plan 2040 does not conflict with an applicable land use plan, policy, or regulation adopted
for the purpose of avoiding or mitigating an environmental effect; and amendments to the
Diamond Bar City Code were required for consistency with the General Plan 2040. The Certified
EIR concluded that impacts would be less than significant. As discussed in Section 2, Project
Description, implementation of the proposed project would require amendments to Title 22
(Development Code) of the Diamond Bar City Code. All future development projects subject to
the ODS would also be subject to project-specific development review requirements and
compliance with existing land use-based regulations that focus on improving land use.
As the proposed project would not result in additional development or induce growth greater than
what was considered in the Certified EIR, the project would not result in a new significant impact
or a substantial increase in the severity of previously identified significant impacts that would
conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or
mitigating an environmental effect.
(c) Would the proposed project induce substantial unplanned population growth in an area,
either directly (for example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure)?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to inducing substantial unplanned population growth. The Certified
EIR determined that the City would undergo planned population growth through 2040 that was
analyzed throughout the Certified EIR, particularly concentrated in four focus areas, including a
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new Town Center and mixed-use neighborhood. The Certified EIR determined that housing
growth under the General Plan 2040 would be sufficient to accommodate the associated increase
in population. The proposed project would not induce substantial unplanned growth in an area,
either directly or indirectly. The proposed project would only apply toward the design of future
multifamily and mixed-use development that has been planned for in the General Plan 2040 and
considered in the Certified EIR. The proposed project does not propose new development and
would not alter the land use designations and growth projections analyzed in the Certified EIR.
The proposed project does not increase the overall development capacity, modify the General
Plan land use boundaries, or change the level of intensity that was the basis for the Certified EIR’s
analysis. Additionally, the proposed project would not extend utility infrastructure or extend roads
that would support additional housing in new areas of the City. Finally, the proposed project does
not include provisions for new businesses or other commercial development that could require a
new workforce that would lead to population growth or demand for housing.
As the proposed project would not result in additional development or induce growth greater than
what was considered in Certified EIR, the project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to the
inducement of substantial unplanned population growth in an area, either directly (for example,
by proposing new homes and businesses) or indirectly (for example, through extension of roads
or other infrastructure).
(d) Would the proposed project displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing elsewhere?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to displacing people or housing. The Certified EIR found that the
General Plan 2040 would result in less than significant impacts and would not displace substantial
numbers of people or housing, as it would increase the overall number of dwelling units and
incentivize housing development. As with the Certified EIR, the proposed project would result in
less than significant impacts in relation to displacing substantial numbers of existing people or
housing. The proposed project does not contain any provisions for removal of housing; rather,
adoption of ODS would allow the City to utilize existing State legislation options for streamlining
housing development. As described in Section 2, Project Description, adoption of ODS
encourages streamlined housing production through SB 35, SB 6, and AB 2011. As such, the
proposed project would not displace substantial numbers of existing people or housing but, rather,
provide a benefit to housing in the community. Therefore, the proposed project would not result
in new significant impacts or a substantial increase in the severity of previously identified
significant impacts related to displacing substantial numbers of existing people or housing,
necessitating the construction or replacement housing elsewhere.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to land use or
housing. No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to land use or housing for the proposed
project that were not previously analyzed in the Certified EIR. As evaluated in the Certified EIR,
impacts from the physical division of an established community and from conflict with existing
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plans are not cumulative in nature; however, population growth and housing impacts can be
cumulative in nature through direct and indirect effects. The Certified EIR determined that the
General Plan 2040 would have a less than cumulatively considerable contribution to impacts on
land use and housing. As discussed above, there would be no additional development or induce
growth greater than what was considered in Certified EIR, and the proposed project would only
apply toward the design of future multifamily and mixed-use development that has been planned
in the General Plan 2040 and considered in the Certified EIR. Consistent with the findings of the
Certified EIR, cumulative impacts to land use and housing would remain less than significant with
implementation of the proposed project, when compared to the General Plan 2040. The proposed
project would not result in a new significant cumulative impact or a substantial increase in the
severity of previously identified significant cumulative impacts related to land use and housing.
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3.11 NOISE
This section evaluates the potential noise effects from the proposed project. This Addendum relies
on and incorporates by reference the project setting and regulatory setting as described in Section
3.10, Noise, of the Certified EIR. Potential impacts are discussed relative to conclusions in the
Certified EIR. The Certified EIR determined that implementation of the General Plan 2040 would
result in less than significant impacts regarding the generation of a substantial temporary or
permanent increase in ambient noise levels in the vicinity of the project in excess of standards
established in the local general plan or noise ordinance, or applicable standards of other
agencies; and the generation of excessive groundborne vibration or groundborne noise levels.
The Certified EIR determined that there would be no impact regarding excessive noise level
exposure due to public or private airport proximity. Consistent with the Certified EIR, noise
generated from the proposed project was evaluated with regard to the City’s General Plan 2040
Noise Element; and Diamond Bar City Code Sections 8.12.530, 8.12.540, 8.12.720, and 8.12.840.
Based on a review of established local general plan or noise ordinance, or applicable standards
of other agencies covering the project area, the regulatory framework for noise remains consistent
with the Certified EIR.
3.11.1 Setting
The project setting for noise remains consistent with the setting considered in the Certified EIR.
3.11.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts from noise was evaluated in relation to
the following questions as stated in Appendix G of the State CEQA Guidelines.
(a) Would the proposed project result in generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards
established in the local general plan or noise ordinance, or applicable standards of other
agencies?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the generation of a substantial temporary or permanent increase
in ambient noise levels in the vicinity of the project in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies. The Certified EIR
found that impacts from traffic, construction, railway noise would be less than significant, and that
stationary noise would be less than significant with adherence to General Plan 2040 policies. The
application of the proposed project to future multifamily housing and mixed-use development
would be subject to development review requirements and compliance with existing regulations
that focus on improving noise, such as those in the City’s General Plan 2040 Noise Element; and
Diamond Bar City Code Sections 8.12.530, 8.12.540, 8.12.720, and 8.12.840.
The proposed project does not propose new development and would not alter the land use
designations and growth projections analyzed in the Certified EIR. The proposed project would not
increase the overall development capacity or change the level of intensity that was the basis for
the Certified EIR's analysis. Therefore, the proposed project would not result in a new significant
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impact or a substantial increase in the severity of previously identified significant impacts related
to the generation of a substantial temporary or permanent increase in ambient noise levels in the
vicinity of the project in excess of standards established in the local general plan or noise
ordinance, or applicable standards of other agencies.
(b) Would the proposed project result in generation of excessive groundborne vibration or
groundborne noise levels?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the generation of excessive groundborne vibration or
groundborne noise levels. The application of the ODS to future multifamily and mixed-use
development within the City would be consistent with the construction phases, activities, and
anticipated construction equipment outlined in the Certified EIR. Any change in construction noise
from future multifamily housing and mixed-use development would be, therefore, negligible.
Compared to the Certified EIR, there would be no new groundborne vibration and noise during
operations as the proposed project would not result in additional development beyond what is
analyzed in the Certified EIR. The application of the proposed project to future multifamily housing
and mixed-use development would be subject to development review requirements and
compliance with existing regulations that focus on reducing noise and vibration.
The proposed project does not propose new development and would not alter the land use
designations and growth projections analyzed in the Certified EIR. The proposed project would not
increase the overall development capacity or change the level of intensity that was the basis for
the Certified EIR's analysis. Therefore, the proposed project would not result in a new significant
impact or a substantial increase in the severity of previously identified significant impacts related
to an excessive generation of groundborne vibration or groundborne noise levels.
(c) For a project located within the vicinity of a private airstrip or an airport land use plan or,
where such a plan has not been adopted, within two miles of a public airport or public use
airport, would the project expose people residing or working in the project area to
excessive noise levels?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a project located within an airport land use plan or within two
miles of a public use airport or private airstrip. The Certified EIR confirmed that the City is not
located within an airport land use plan or within two miles of a public use airport or private airstrip.
The City of La Verne hosts the closest airport, Brackett Field Airport, located approximately 3.5
miles from the northernmost boundary of the City.
As the proposed project would not result in additional development beyond the Certified EIR, or
result in any new or additional growth within or near an airport land plan or within two miles of a
public use airport or private airstrip area, the proposed project would not result in a new significant
impact or a substantial increase in the severity of previously identified significant impacts related
to excessive noise level exposure due to public or private airport proximity.
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Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to noise. No further
mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to noise for the proposed project that were
not previously analyzed in the Certified EIR. The Certified EIR determined that General Plan 2040
would result in less than significant cumulative impacts regarding the generation of a substantial
temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of
standards established in the local general plan or noise ordinance, or applicable standards of other
agencies; and an excessive generation of groundborne vibration or groundborne noise levels.
Consistent with the findings of the Certified EIR, cumulative impacts to noise would remain less
than significant with the implementation of the proposed project, as it is a set of design standards
that does not contain provisions for additional development beyond what was evaluated in the
Certified EIR. Therefore, the proposed project would not result in a new significant cumulative
impact or a substantial increase in the severity of previously identified significant cumulative
impacts in relation to noise.
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3.12 PUBLIC FACILITIES AND RECREATION
This section evaluates the potential impacts on public facilities and recreation from the proposed
project. This Addendum relies on and incorporates by reference the project setting and regulatory
setting as described in Section, 3.11, Public Facilities and Recreation, of the Certified EIR.
Potential impacts to public services from the proposed project are discussed relative to the
conclusions in the Certified EIR. The Certified EIR for the General Plan 2040 concluded that
impacts on fire protection, police protection, schools, parks, and other public facilities would be
less than significant due to compliance with existing regulations, General Plan policies, and the
concentration of growth in areas already served by infrastructure. Consistent with the Certified
EIR, public services for the proposed project were evaluated based on a review of the Los Angeles
County General Plan, the Los Angeles County Code of Ordinances, and the Los Angeles County
Fire Department Fuel Modification Plans and Wildlife Action Plan, the City of Diamond Bar
Sheriff’s Office, and the websites for the Pomona Unified School District (PUSD) and the Walnut
Valley Unified School District (WVUSD). Review of available records and literature determined
that no new information of substantial importance was identified that was not known at the time
of the certification of the Certified EIR.
3.12.1 Setting
The project setting for public services and recreation remain consistent with those considered in
the Certified EIR.
3.12.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to public facilities and recreation was
evaluated in relation to the following questions as stated in Appendix G of the 2025 CEQA
Guidelines.
(a) Would the proposed project result in substantial adverse physical impacts associated with
the provision of new or physically altered government facilities, need for new or physically
altered government facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times, or
other performance objectives for any of the public services:
i. Fire protection?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial adverse physical impacts associated with the
provision of, or need for, new or physically altered fire protection facilities. The Certified EIR
determined that the anticipated population increase associated with the General Plan 2040 would
not necessitate the construction of new fire stations, as new development anticipated by the
General Plan 2040 would be efficiently located within three miles of existing stations, and new
policies would reduce the need for new facilities. As stated in Section 3.10, Land Use and
Housing, the proposed project does not propose new development, increase development
capacity, change land use designations, extend utility infrastructure or roads, nor include
provisions for new businesses. As such, the proposed project would not increase the projected
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population or housing units that generate service demand. The proposed project, which sets ODS
that regulate building design and site layout (e.g., parking, frontage), is subordinate to the Los
Angeles County Fire Code and the City’s emergency response protocols. The proposed project
must satisfy mandatory requirements regarding building materials, fire flow, and minimum
dimensions for emergency vehicle access and turning radius. The proposed project would not
compromise the Fire Department’s ability to maintain acceptable response times or service ratios.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to substantial adverse
physical impacts associated with the provision of, or need for, new or physically altered fire
protection facilities.
ii. Police protection?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial adverse physical impacts associated with the
provision of, or need for, new or physically altered police protection facilities. The Certified EIR
determined that the anticipated population increase associated with the General Plan 2040 would
not necessitate the construction of new police stations, as new development anticipated by the
General Plan 2040 would be efficiently located within three miles of existing stations, and new
policies would reduce the need for new facilities. As stated in Section 3.10, Land Use and
Housing, the proposed project does not propose new development, increase development
capacity, change land use designations, extend utility infrastructure or roads, nor include
provisions for new businesses. As such, the proposed project would not increase the projected
population or housing units that generate service demand. Therefore, implementation of the
proposed project would not result in the need to construct new, or to physically alter existing,
police protection facilities to maintain acceptable services. The design elements of the proposed
project, such as requirements for enhanced pedestrian visibility, active frontages, and parking
placement (Principle 8), could potentially improve Crime Prevention Through Environmental
Design (CPTED) principles, which may reduce calls for service in new developments. The
proposed project is expected to result in better-designed, safer environments without increasing
the demand placed upon the Los Angeles County Sheriff’s Department beyond the levels
previously determined to be acceptable. Therefore, the proposed project would not result in a new
significant impact or a substantial increase in the severity of previously identified significant
impacts related to substantial adverse physical impacts associated with the provision of, or need
for, new or physically altered police protection facilities.
iii. Schools?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial adverse physical impacts associated with the
provision of, or need for, new or physically altered school facilities. The Certified EIR’s analysis
of the Diamond Bar public school system projected a net decline in student enrollment rates
between 2017 and 2040, despite the addition of up to 3,264 new housing units. No new school
facilities were required. The proposed project applies to multi-family residential and mixed-use
units, but it does not increase the total number of units beyond the General Plan's scope. As
stated in Section 3.10, Land Use and Housing, the proposed project does not propose new
development, increase development capacity, change land use designations, extend utility
infrastructure or roads, nor include provisions for new businesses. As such, the proposed project
would not increase the projected population or housing units that generate service demand. Thus,
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the demographic trends in the General Plan 2040 and the resulting determination that no new
school facilities would be required remain valid. The proposed project would not affect the number
of students generated or the service standards of the school district. Therefore, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts related to substantial adverse physical impacts
associated with the provision of, or need for, new or physically altered school facilities.
iv. Parks?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial adverse physical impacts associated with the
provision of, or need for, new or physically altered park facilities. The Certified EIR concluded that
impacts to parks would be less than significant because the General Plan 2040 would improve
the citywide parkland ratio (to 2.77 acres per 1,000 residents) and would utilize existing park
dedication and fee ordinances. As stated in Section 3.10, Land Use and Housing, the proposed
project does not propose new development, increase development capacity, change land use
designations, extend utility infrastructure or roads, nor include provisions for new businesses. As
such, the proposed project would not increase the projected population or housing units that
generate service demand. The proposed project would not affect the number of residents or the
park service standards of the City. Additionally, the proposed project establishes ODS that would
require new multifamily and mixed-use projects to incorporate various forms of on-site private
recreational open space (e.g., courtyards, common areas). The proposed project would minimize
the demand placed on public parks by requiring high-quality, private recreational amenities within
the new development projects. Specifically, the proposed project contains standards that are
designed to encourage architectural diversity and ensure all buildings contribute to an active
public realm while providing private outdoor amenities such as gardens, courtyards, and porches,
where appropriate. The provision of these functional, on-site, private recreational spaces would
lessen the demand on existing public neighborhoods and regional parks generated by residents,
thereby protecting the service ratios and physical integrity of the public park system. Therefore,
the proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts related to substantial adverse physical impacts
associated with the provision of, or need for, new or physically altered park facilities.
v. Other public facilities?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts on other public facilities. As stated in Section 3.10, Land Use and Housing,
the proposed project does not propose new development, increase development capacity,
change land use designations, extend utility infrastructure or roads, nor include provisions for new
businesses. As such, the proposed project would not increase the projected population or housing
units that generate service demand. The proposed project would not affect the number of
residents or the service standards of the City. The proposed project would not influence the
operational needs, staffing levels, or physical requirements of other public facilities, such as
administrative or library facilities. The proposed project does not increase the projected growth,
therefore, the demand for other public facilities remains consistent with the assumptions in the
Certified EIR. Therefore, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to
substantial adverse physical impacts associated with the provision of, or need for, new or
physically altered public facilities.
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(b) Would the proposed project increase the use of existing neighborhood and regional parks
or other recreational facilities such that substantial physical deterioration of the facility
would occur or be accelerated?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the substantial physical deterioration of recreational facilities. The
Certified EIR determined that impacts related to substantial physical deterioration of recreational
facilities would be significant and unavoidable, as the potential increase in population anticipated
by the General Plan 2040 could place additional physical demands on existing parks. The
potential increase in population has the potential to increase the use of vital park elements such
as vegetation, built structures, paths, and sport facilities, resulting in increased wear and tear and
a shortened lifespan.
However, the implementation of the proposed project would not accelerate the physical
deterioration of recreational facilities because the proposed project would not increase the City’s
population or growth rate beyond the levels analyzed in the Certified EIR (please see Section
3.10, Land Use and Housing). Moreover, the proposed project establishes ODS that would require
new multifamily and mixed-use projects to incorporate various forms of high-quality, on-site,
private outdoor amenities such as gardens, courtyards, and porches, where appropriate. This
would ensure that new residents have immediate and attractive recreational options within their
own development. By providing functional, well-designed private recreational space, the
proposed project would disperse and absorb recreational usage that might otherwise fall onto
public parks, supporting the longevity of existing neighborhood and regional parks and decreasing
the severity of the significant impact identified in the Certified EIR. Therefore, the proposed project
would not result in a new significant impact or a substantial increase in the severity of previously
identified significant impacts related to the substantial physical deterioration of recreational
facilities.
(c) Does the proposed project include recreational facilities or require the construction or
expansion of recreational facilities which might have an adverse physical effect on the
environment?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the construction or expansion of recreational facilities. The
Certified EIR found that new park developments required to serve the General Plan’s anticipated
growth could result in adverse physical effects, including conversion of habitat, water pollution
during construction, increased noise levels, and an increase in impermeable surfaces. However,
the Certified EIR determined that with compliance with existing regulations and General Plan 2040
policies, the overall impact would be less than significant. The proposed project does not include
or require the construction or expansion of any public recreational facilities (e.g., new public parks,
public sports fields). The proposed project is a set of ODS that would include the incorporation of
private recreational facilities (e.g., internal courtyards, communal plazas, and gardens) as
features of new multifamily residential and mixed-use developments. Consistent with the Certified
EIR, impacts associated with new recreation facilities would be less than significant with
implementation of existing regulations and proposed General Plan policies. Additionally, new
developments and associated private recreational spaces would be subject to project-specific
CEQA requirements for environmental assessment. Therefore, the proposed project would not
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result in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to construction or expansion of recreational facilities.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to public facilities
and recreation. No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to public facilities or recreation for the
proposed project that were not previously analyzed in the Certified EIR. The Certified EIR
determined that the General Plan 2040 would not result in cumulatively considerable adverse
impacts to fire stations, police stations, schools, or other public facilities. However, the Certified
EIR determined that the project population growth may result in a cumulatively considerable
impact on parkland due to the overuse and degradation of existing park facilities, as the General
Plan 2040 would not provide sufficient park access to all residents. Elements of the proposed
General Plan 2040 were designed to minimize potentially cumulatively considerable
environmental impacts of new development, including developing sustainable park and
recreational facility design and planning standards. The proposed project is an architectural and
functional design overlay that regulates the visual quality and on-site amenities of new
development. As stated in Section 3.10, Land Use and Housing, the proposed project does not
propose new development, increase development capacity, change land use designations,
extend utility infrastructure or roads, nor include provisions for new businesses. As such, the
proposed project would not increase the projected population or housing units that generate
service demand. The proposed project would also not affect the number of residents or the service
standards of the City, and it does not introduce any new demand for public services that was not
already accounted for in the Certified EIR. The proposed project is an implementing tool that
regulates the design of development already assessed in the Certified EIR. Further, the proposed
project contains provisions that functionally reduce stress on public park resources due to the
provision of private on-site amenities such as courtyards, plazas, and gardens. The proposed
project thereby would reduce the overuse and degradation of existing public park facilities that
was found in the Certified EIR. Therefore, the proposed project would not result in a new
significant cumulative impact or a substantial increase in the severity of previously identified
significant cumulative impacts to fire stations, police stations, schools, parks, or other public
facilities.
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3.13 TRANSPORTATION
This section evaluates the effects on transportation from the proposed project. This Addendum
relies on and incorporates by reference a project setting and regulatory setting as described in
Section 3.12, Transportation, of the Certified EIR. Potential impacts to transportation from the
proposed project are discussed relative to conclusions in the Certified EIR. The Certified EIR
determined that impacts related to conflict or inconsistency with State CEQA Guidelines Section
15064.3(b) would be significant and unavoidable, with no feasible mitigation available to reduce
these impacts to a less than significant level. The Certified EIR determined that impacts related
to conflicts with applicable plans, substantial increases in hazards due to a geometric design
feature, and inadequate emergency access would be less than significant. Consistent with the
Certified EIR, transportation impacts from the proposed project were evaluated with regard to the
General Plan 2040.
3.13.1 Setting
A review of available records and literature determined that no new information of substantial
importance was identified that was not known at the time of the certification of the Certified EIR.
Thus, the project setting for transportation is consistent with the setting considered in the Certified
EIR.
3.13.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to transportation was evaluated in
relation to the following questions as stated in Appendix G of the State CEQA Guidelines:
(a) Would the proposed project conflict with a program, plan, ordinance or policy addressing
the circulation system, including transit, roadway, bicycle and pedestrian facilities?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a conflict with a program, plan, ordinance, or policy addressing
the circulation system, including transit, roadway, bicycle, and pedestrian facilities. The proposed
project would set new minimum design standards for future multifamily and mixed-use
development throughout the City (see Section 2.2). These new minimum design standards would
work in tandem with City regulations related to transportation and traffic, including Title 22 of the
City’s Development Code and General Plan 2040. Application of the proposed project to future
multifamily and mixed-use development would be subject to project-specific development review
requirements and compliance with existing regulations that focus on improving transportation and
traffic.
As the proposed project would not result in additional development beyond what was considered
in the Certified EIR, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to any
conflicts with a program, plan, ordinance or policy addressing the circulation system, including
transit, roadway, bicycle, and pedestrian facilities.
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(b) Would the proposed project conflict or be inconsistent with CEQA Guidelines § 15064.3,
subdivision (b)?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to a conflict or inconsistency with State CEQA Guidelines Section
15064.3(b). The Certified EIR found that the implementation of the General Plan 2040 would
increase both resident and employee VMT per capita on a citywide basis, even with the City’s
goals and policies to reduce potential impacts. State CEQA Guidelines Section 15064.3(b)
denotes criteria for the analysis of transportation impacts; specifically, the change in VMT as a
result of a project. According to State CEQA Guidelines Section 15064.3(a), VMT refers to “the
amount and distance of automobile travel attributable to a project.”17 The proposed project is a
design overlay that works within the regulatory framework and cumulative growth assumptions of
the Certified EIR and would not add more vehicles compared to the Certified EIR; thus, there
would be no increase in VMT as a result of the proposed project. According to Principle 4, the
ODS aim to “support multi-modal development and mobility.” Multi-modal development and
mobility rely on expanding travel mode choice, which “will help to promote business, provide
access to opportunity, and improve the quality of life across our state.”18 Expanding travel mode
choices helps to decrease overall VMT because of the availability of greater travel options (e.g.,
bicycles, ride-hailing services). Section 5.12 of the ODS (Appendix A) provides short-term
guidelines regarding bicycle parking standards for site and open space standards. Therefore,
there would be no conflict with State CEQA Guidelines Section 15064.3(b). As mentioned in
Section 3.13, the application of the proposed project to future multifamily housing and mixed-use
development would be subject to development review requirements and compliance with existing
regulations that focus on improving transportation and traffic.
As there would be no increase in VMT from the application of the proposed project to future
multifamily and mixed-use development, the proposed project would not result in a new significant
impact or a substantial increase in the severity of previously identified significant impacts
previously identified in the Certified EIR as it relates to CEQA Guideline Section 15064.3,
Subdivision (b).
(c) Would the proposed project substantially increase hazards due to a geometric design
feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm
equipment)?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantial increase in hazards due to a geometric design feature
or incompatible uses. The Certified EIR found that impacts regarding an increase in hazards due
to a design feature or incompatible uses would be less than significant with adherence to General
Plan 2040 policies. As discussed in Section 3.13, the proposed project would set new minimum
design standards for future multifamily and mixed-use development throughout the City (see
Section 2.2) and would work in tandem with City regulations related to transportation and traffic,
including Title 22 of the City’s Development Code and General Plan 2040. The application of the
17 California Association of Environmental Professionals. January 2025. 2025 California Environmental Quality Act
(CEQA) Statute and Guidelines. https://www.califaep.org/docs/CEQA_Handbook_2025combined.pdf (accessed
October 29, 2025).
18 State of California: Governor’s Office of Land Use and Planning. 2025. CEQA: Transportation Impacts (SB 743).
https://lci.ca.gov/ceqa/sb-743/ (accessed October 29, 2025).
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proposed project to future multifamily housing and mixed-use development would be subject to
development review requirements and compliance with existing regulations that focus on
improving transportation and traffic.
Specifically, Principle 8 of the ODS would “provide off-street parking in surface lots or garages at
the rear of buildings so that parking does not dominate the built environment,” thereby, reducing
incompatible land uses in the City. In addition, Principle 2 of the ODS would “ensure that streets
and spaces with high volumes of pedestrian traffic are comfortable ... and physically engaging at
the ground level.” Furthermore, no sharp curves or dangerous intersections would be included as
part of the proposed project.
As the proposed project would not result in additional development beyond what was considered
in the Certified EIR, the proposed project would not result in a new significant impact or a
substantial increase in the severity of previously identified significant impacts related to an increase
in hazards due to a design feature or incompatible uses.
(d) Would the project result in inadequate emergency access?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to inadequate emergency access. The Certified EIR found that
impacts would be less than significant, as inadequate emergency access would not occur with
adherence to General Plan 2040 policies. The proposed project would not add more vehicles
compared to the Certified EIR. As such, the proposed project would not contribute to congestion
and, therefore, not inhibit emergency access to future multifamily housing and mixed-use
developments in the case of an emergency. In addition, the proposed project would not result in
greater multifamily housing and mixed-use density and would not result in a greater need for
emergency response, compared to the Certified EIR. While the proposed project would not
adversely affect the emergency access system, all future multifamily housing and mixed-use
development subject to the proposed project would continue to be subject to development review
requirements and compliance with existing regulations that focus on improving transportation and
traffic, including Title 22 of the City’s Development Code and the General Plan 2040. The
proposed project would not result in additional development beyond what was considered in the
Certified EIR. As there would be no additional development, there would be no additional vehicles
added as a result of the proposed project. Therefore, the proposed project would not result in a
new significant impact or a substantial increase in the severity of previously identified significant
impacts related to inadequate emergency access.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to transportation.
No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to transportation for the proposed project
that were not previously analyzed in the Certified EIR. The Certified EIR found that, as a result of
the amount of development anticipated by the General Plan 2040, the travel demand and VMT
was the cumulative condition for CEQA purposes. Under the General Plan 2040 cumulative
scenario, VMT was expected to increase compared to existing conditions. Per CEQA Guidelines
Section 15064.3, this constitutes a considerable contribution to the significant impact regarding
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VMT. However, the General Plan 2040 would result in a less than cumulatively considerable
contribution towards conflicts with programs and plans that address the circulation system given
that the proposed General Plan includes multiple policies that improve multi-modal mobility and
would expand the existing bicycle and pedestrian facilities while accommodating vehicle traffic.
Additionally, the proposed General Plan 2040 would have a less than cumulatively considerable
impact on hazards and emergency access. The proposed project would not create new or
substantially more adverse significant impacts related to the cumulative transportation impacts
from those previously disclosed in the Certified EIR. The proposed project would not increase
population, change land uses, or otherwise add more vehicles to the road; therefore, it would not
increase VMT beyond levels previously analyzed in the Certified EIR. With respect to conflict with
adopted policies, plans, ordinances, or programs; hazardous design features; and inadequate
emergency access, the proposed project’s impacts would be negligible. Therefore, the proposed
project would not result in a new significant cumulative impact or a substantial increase in the
severity of previously identified significant cumulative impacts related to transportation.
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3.14 TRIBAL CULTURAL RESOURCES
This section evaluates the potential environmental effects on tribal cultural resources from the
proposed project. This Addendum relies on and incorporates by reference the project setting and
regulatory setting as described in Section 3.4, Cultural, Historic, and Tribal Cultural Resources,
of the Certified EIR. Potential impacts to tribal cultural resources from the proposed project are
discussed relative to the conclusions in the Certified EIR. The Certified EIR determined that the
implementation of the General Plan 2040 would result in less than significant impacts to tribal
cultural resources.
3.14.1 Setting
The environmental setting for tribal cultural resources is consistent with what was described in
the Certified EIR. As discussed in the Certified EIR, no tribal cultural resources have yet been
recorded within the City. The regulatory setting applicable to tribal cultural resources presented
in the Certified EIR, including the California Register of Historic Resources, AB 52, SB 18, and all
applicable state and local regulations are the same and apply to the proposed project.
3.14.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts on tribal cultural resources was
evaluated in relation to the following questions as stated in Appendix G of the 2025 CEQA
Guidelines.
(a) Would the proposed project cause a substantial adverse change in the significance of a
tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature,
place, cultural landscape that is geographically defined in terms of the size and scope of
the landscape, sacred place, or object with cultural value to a California Native American
tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in
a local register of historical resources as defined in Public Resources Code section
5020.1(k), or
ii. A resource determined by the lead agency, in its discretion and supported by
substantial evidence, to be significant pursuant to criteria set forth in subdivision
(c) of Public Resources Code § 5024.1. In applying the criteria set forth in
subdivision (c) of Public Resource Code § 5024.1, the lead agency shall consider
the significance of the resource to a California Native American tribe.
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to tribal cultural resources. The Certified EIR determined that
impacts would be less than significant. As discussed in the Certified EIR, no tribal cultural
resources have been recorded within the City. However, it is possible that future development
could result in discovery of yet unrecorded tribal cultural resources. Implementation of state and
local regulatory guidelines pertaining to tribal cultural resources, such as AB 52 that would require
Native American consultation to identify and mitigate potential adverse effects to tribal cultural
resources, would reduce potential adverse effects to less than significant. The proposed project
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is intended to regulate visual design and would have no effect on tribal cultural resources beyond
those effects previously evaluated in the Certified EIR. Further, consistent with the Certified EIR,
regulatory compliance with state and local regulatory guidelines would ensure that impacts would
be less than significant for the proposed project. Therefore, the proposed project would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to tribal cultural resources.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to tribal cultural
resources. No further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to land use or housing for the proposed
project that were not previously analyzed in the Certified EIR. As evaluated in the Certified EIR,
cumulative impacts to tribal cultural resources would not be cumulatively considerable with
implementation of AB 52 involving consultation with Native American tribes to establish
development processes that avoid or mitigate adverse impacts to tribal cultural resources.
Therefore, the proposed project’s contribution to cumulative impacts of tribal cultural resources is
not cumulatively considerable. The proposed project would not result in a new significant
cumulative impact or a substantial increase in the severity of previously identified significant
cumulative impacts related to tribal cultural resources.
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3.15 UTILITIES AND SERVICE SYSTEMS
This section evaluates the effects on utilities and service systems from the proposed project. This
Addendum relies on and incorporates by reference the project setting and regulatory setting as
described in Section 3.13, Utilities and Service Systems, of the Certified EIR. Consistent with the
Certified EIR, utilities and service systems for the proposed project were evaluated with regard to
the Los Angeles County General Plan, Los Angeles County Code, the GLACR IRWM, the Walnut
Valley Water District UMWP and the Diamond Bar City Code.
3.15.1 Setting
The physical and regulatory environmental setting for utilities and service systems is the same as
described in the Certified EIR. The proposed project does not alter the physical or regulatory
conditions described in the Certified EIR.
3.15.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to utilities and service systems was
evaluated in relation to the following questions as stated in Appendix G of the State CEQA
Guidelines.
(a) Would the proposed project require or result in the relocation or construction of new or
expanded water, wastewater treatment or storm water drainage, electric power, natural
gas, or telecommunications facilities, the construction or relocation of which could cause
significant environmental effects?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the relocation or construction of new or expanded utilities and
service systems. Implementation of the ODS would not increase demand for utilities or service
systems because it would not increase the number of residences or commercial development in
the City. All future multifamily and mixed-use development that would be subject to the ODS are
already anticipated under the General Plan 2040 and analyzed in the Certified EIR. As such, the
proposed project would not require the expansion of utilities or service systems as it would not
increase overall service demand beyond the General Plan’s projections. Therefore, the proposed
project would not result in a new significant impact or a substantial increase in the severity of
previously identified significant impacts in relation to the construction of new or expanded utilities
and service systems.
(b) Would the proposed project have sufficient water supplies available to serve the project
and reasonably foreseeable future development during normal, dry and multiple dry
years?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to sufficient water supplies. The Certified EIR determined that the
Walnut Valley Water District, which serves the Planning Area, has sufficient water supply (per its
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UWMP) to meet the projected demand from the full buildout of the General Plan 2040 during
normal, dry, and multiple dry years, resulting in a less than significant impact.
As the proposed project would not increase the number of housing units or commercial
development beyond that which was analyzed in the Certified EIR, the proposed project would
not add any new, unanalyzed demand on water supplies. Therefore, the proposed project would
not result in a new significant impact or a substantial increase in the severity of previously
identified significant impacts in relation to water supplies.
(c) Would the proposed project result in a determination by the wastewater treatment
provider, which serves or may serve the project that it has adequate capacity to serve the
project’s projected demand in addition to the provider’s existing commitments?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to wastewater treatment capacity. The Certified EIR concluded that
the wastewater treatment provider, the Los Angeles County Sanitation Districts, has adequate
capacity to serve the projected increase in demand resulting from the full buildout of the General
Plan 2040. The proposed project would not generate new wastewater flow beyond the amount
projected in the General Plan 2040 and Certified EIR. Therefore, the proposed project would not
result in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to wastewater treatment capacity.
(d) Would the proposed project generate solid waste in excess of state or local standards, or
in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid
waste reduction goals?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the generation of solid waste. The Certified EIR determined that
the projected increase in solid waste generation from the General Plan 2040 buildout would not
exceed local infrastructure capacity or impair reduction goals, due to mandatory compliance with
state laws (e.g., AB 341, AB 1826, SB 1383) that require source reduction and recycling.
As the proposed project would not increase the number of housing units or commercial
development beyond the that which was analyzed in the Certified EIR, the proposed project would
not generate any additional solid waste. Therefore, the proposed project would not result in a new
significant impactor a substantial increase in the severity of previously identified significant
impacts in relation to the generation of solid waste.
(e) Would the proposed project comply with federal, state, and local management and
reduction statutes and regulations related to solid waste?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to compliance with solid waste statutes and regulations. The
proposed project does not contain any provision that contradicts or overrides mandatory federal,
state, or local statutes governing solid waste management (such as SB 1383). Therefore, the
proposed project would not result in a new significant impact or a substantial increase in the
severity of previously identified significant impacts in relation to compliance with solid waste
statutes and regulations.
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Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to utilities and
service systems. No further mitigation measures are required.
Cumulative Impact Analysis
The implementation of the proposed project would not result in or contribute to a cumulative
utilities and service systems impact. This conclusion is based on the function of the ODS as a
design overlay that works within the regulatory framework and cumulative growth assumptions of
the Certified EIR. The Certified EIR analyzed the cumulative impacts of full buildout under the
General Plan 2040, which includes the maximum demand for utilities and service systems in the
City. The Certified EIR concluded that the cumulative impacts to utilities and service systems
would not be cumulatively considerable. Therefore, the proposed project would not result in a new
significant cumulative impact or a substantial increase in the severity of previously identified
significant cumulative impacts in relation to utilities and service systems.
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3.16 WILDFIRE
This section discusses the effects on wildfire from the proposed project. This Addendum relies on
and incorporates by reference the project setting and regulatory setting as described in Section
3.7, Hazards, Hazardous Materials, and Wildfire, of the Certified EIR. Potential impacts to wildfire
from the proposed project are discussed relative to conclusions in the Certified EIR. The Certified
EIR determined that the implementation of the General Plan 2040 would result in less than
significant wildfire impacts, with no mitigation measures required. Consistent with the Certified
EIR, wildfire for the proposed project was evaluated with regard to the General Plan 2040 and the
California Department of Forestry and Fire Protection (Cal FIRE) Fire Hazard Severity Zone
(FHSZ) maps.
3.16.1 Setting
As previously described, the project setting for wildfire is the same as that considered in the
Certified EIR. A review of available records and literature determined that new wildfire information
has become available since the certification of the EIR, including: (1) a March 2025 update to Cal
FIRE’s FHSZ maps based on revised wildfire modeling and climate data, and updated risk
assessments; and (2) development standards ingrained under Title 32 – the County of Los
Angeles Fire Code, which incorporates the California Fire Code. The Certified EIR found that
FHSZs are present in several locations throughout the City but are confined exclusively to those
areas that the General Plan 2040 designates for open and rural residential land uses. However,
based on review of the March 2025 CAL FIRE FHSZ maps, the study area contains lands
classified as Very High FHSZ (VHFHSZ) and a Local Responsibility Area (LRA).19
3.16.2 Impact Analysis
Project Impact Analysis
The potential for the proposed project to result in a new significant impact or a substantial increase
in the severity of previously identified significant impacts to wildfire was evaluated in relation to
the following questions as stated in Appendix G of the 2025 CEQA Guidelines.
If located in or near state responsibility areas (SRAs) or lands classified as VHFHSZs, would the
proposed project:
(a) Substantially impair an adopted emergency response plan or emergency evacuation
plan?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to substantially impairing an adopted emergency response plan or
emergency evacuation plan. The Certified EIR found that the General Plan 2040 would result in
less than significant impacts in relation to applicable adopted emergency response plans or
emergency evacuation plans through compliance with existing local programs, regulations, and
19 California Department of Forestry and Fire Protection (Cal FIRE) Office of the State Marshall. 2025. Find Your Fire
Hazard Severity Zone (FHSZ). https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-
mitigation/fire-hazard-severity-zones (accessed November 5, 2025).
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General Plan 2040 policies. The City is located within lands classified as VH FHSZ and an LRA.20
The future multifamily and mixed-use developments that would be subject to the proposed project
would also be subject to project-specific development review requirements and compliance with
existing wildfire-based regulations, including Title 32 of the County Fire Code, Cal FIRE’s FHSZ
maps, and the General Plan 2040 (e.g., policies PS-P-16 and PS-P-23 to ensure minimal
development intensification within or around VHFHSZs). Future multifamily and mixed-use
development would also need to assess, as part of development review requirements,
consistency with the County’s disaster routes21 and the Diamond Bar Local Hazard Mitigation
Plan.22 The proposed project does not introduce any elements or changes to primary circulation
that would physically interfere with designated emergency evacuation routes. As discussed in
Section 3.13, Transportation, the proposed project would not result in greater multifamily housing
and mixed-use density and would not result in a greater need for emergency response nor
increase congestion, compared to the Certified EIR. Therefore, the proposed project would not
result in a new significant impact or a substantial increase in the severity of previously identified
significant impacts related to substantial impairment of an adopted emergency response plan or
emergency evacuation plan.
(b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby
expose project occupants to pollutant concentrations from a wildfire or the uncontrolled
spread of a wildfire?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to exacerbating wildfire risks and exposing occupants to wildfire
hazards. The Certified EIR found that the General Plan 2040 would result in less than significant
impacts, as intensive development is not expected to occur in or around SRAs or VHFSZs, and
compliance with existing local programs, regulations, and General Plan 2040 policies would
ensure that impacts would be less than significant. The proposed project would set new minimum
design standards for future multifamily and mixed-use development throughout the City (see
Section 2, Project Description) and would not change the land uses established in the General
Plan 2040 and considered in the Certified EIR. Differing from the Certified EIR, multifamily and
mixed-use development may occur in or around SRAs or VHFSZs. However, consistent with the
Certified EIR, the future multifamily and mixed-use development subject to the proposed project
would continue to be subject to project-specific development review requirements and compliance
with existing regulations, which would reduce impacts associated with wildfire risks from slope,
prevailing winds, and other factors to be below the level of significance.
Accordingly, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to slope, prevailing
winds, and other factors, exacerbating wildfire risk.
20 California Department of Forestry and Fire Protection (Cal FIRE) Office of the State Marshall. 2025. Find Your Fire
Hazard Severity Zone (FHSZ). https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-
mitigation/fire-hazard-severity-zones (accessed November 5, 2025).
21 County of Los Angeles. N.d. Disaster Route Maps (by City): Area D – Diamond Bar.
https://dpw.lacounty.gov/dsg/DisasterRoutes/city.cfm (accessed November 5, 2025)
22 City of Diamond Bar. 2022. 2022 Hazard Mitigation Plan.
https://www.diamondbarca.gov/DocumentCenter/View/10286/Diamond-Bar-Local-Hazard-Mitigation-Plan-
2022?bidId= (accessed November 20, 2025).
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(c) Require the installation or maintenance of associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or other utilities) that may exacerbate fire
risk or that may result in temporary or ongoing impacts to the environment?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to the installation or maintenance of infrastructure that may
exacerbate fire risk. The Certified EIR found that the General Plan 2040 would result in less than
significant impacts, as infrastructure development of the General Plan 2040 would be located
away from SRAs and VHFSZs, and General Plan 2040 policies serve to mitigate wildfire risk. The
City contains lands classified as VHFHSZs and an LRA, and the proposed project has the
potential to apply to development in these areas. However, consistent with the Certified EIR,
“should development occur in or around State Responsibility Areas or VHFSZs, components of
the [General Plan 2040] serve to mitigate wildfire risk, and would thus keep the construction of
additional infrastructure needed to combat fire to a minimum.”23 Specifically, the Certified EIR
found that the following General Plan 2040 policies would address risks associated with wildfire
exposure: Policies PS-G-3, PS-P-14, PS-P-16, PS-P-17, PS-P-18, PS-P-19, PS-P-20, PS-P-22,
PS-P-23, PS-P-32, PS-P-33, LU-G-2, LU-G-4, LU-P-2, LU-G-28, and LU-P-56.24 The future
multifamily and mixed-use development subject to the proposed project would also be subject to
project-specific development review requirements and compliance with existing regulations.
Furthermore, the proposed project is a set of design standards and would not include new roads,
fuel breaks, emergency water sources, power lines, or other utilities compared to the Certified
EIR.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to requiring the
installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in
temporary or ongoing impacts to the environment.
(d) Expose people or structures to significant risks, including downslope or downstream
flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
The proposed project would not exceed General Plan 2040 assumptions, and it would not result
in a new significant impact or a substantial increase in the severity of previously identified
significant impacts in relation to exposing people or structures to significant risks as a result of
runoff, postfire slope instability, or drainage changes. The Certified EIR determined that the
General Plan 2040 would result in less than significant impacts through compliance with existing
local programs, regulations, and General Plan 2040 policies. The future multifamily and mixed-
use development that would be subject to the proposed project would continue to be subject to
project-specific development review requirements and compliance with existing regulations. As
discussed in Section 3.9, Hydrology and Water Quality, LID development practices as regulated
by local ordinances and MS4 Permit (Order No. R4-2012-0175) would help manage the runoff
rate and volume to prevent new flooding, regardless of the architectural style required by the
proposed project. All future development would be subject to the provisions of CEQA inclusive of
23 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. P. 3.7-5. https://ceqanet.opr.ca.gov/2018051066/2
24 City of Diamond Bar. 2019. Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenter/View/7072/Diamond-Bar-General-Plan-2040?bidId= (accessed
November 5, 2025).
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additional survey, design, and engineering and would be required to abide by city, state, and
federal regulations. As discussed in Section 3.6, Geology, Soils, and Seismicity, future
development subject to the proposed project would not expose people or structures to landslides
since these future developments would not be located within steep hillsides in the City, which are
areas that can produce landslides. Additionally, comprehensive geotechnical reporting and
compliance with the design provisions of the CBC and General Plan 2040 policies for hillside
development would be required for all future development subject to the proposed project. As
such, consistent with the Certified EIR, future development subject to the proposed project would
comply with existing local programs, regulations, and General Plan 2040 policies such that people
or structures would not be exposed to significant risks.
Therefore, the proposed project would not result in a new significant impact or a substantial
increase in the severity of previously identified significant impacts related to exposing people or
structures to significant risks as a result of runoff, post-fire slope instability, or drainage changes.
Mitigation Measures
As with the Certified EIR, no mitigation measures have been identified related to wildfire. No
further mitigation measures are required.
Cumulative Impact Analysis
There are no new circumstances involving new impacts to wildfire for the proposed project that
were not previously analyzed in the Certified EIR. As evaluated in the Certified EIR, the General
Plan 2040 would result in a less than cumulatively considerable impact on the implementation of
emergency response plans, fire risk, and associated effects on soil and water movement due to
compliance with existing local programs, regulations, and General Plan 2040 policies. As
discussed, the proposed project would not result in additional development that was not
considered in the Certified EIR. The proposed project would not change the conclusions stated in
the Certified EIR. Consistent with the Certified EIR, implementation of the proposed project would
not result in a cumulatively considerable impact on wildfire, as all development would continue to
comply with existing local programs, regulations, and General Plan 2040 policies that reduce fire
risk. The proposed project would not result in a new significant cumulative impact or a substantial
increase in the severity of previously identified significant cumulative impacts related to wildfire.
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February 2026 Sapphos Environmental, Inc.
Page 81
4.0. LIST OF PREPARERS
The following individuals contributed to the preparation of this document.
4.1 LEAD AGENCY
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Contributor Title Area of Responsibility
Greg Gubman Community Development Director Document Review
Grace S. Lee Planning Manager Document Review
Mayuko Nakajima Senior Planner Document Review
Ricia Hager Director – Woodruff & Smart Document Review
Dan Cruz Associate – Woodruff & Smart Document Review
4.2 CONSULTANT
Sapphos Environmental, Inc.
430 North Halstead St.
Pasadena, CA 91107
Contributor Title Area of Responsibility
Marie C. Campbell President Principal-in-Charge
Aimee Frappied Environmental Compliance Director EIR review / EIR author /
Quality control
Paulette Franco Environmental Compliance Specialist EIR review / Quality control
Rory Baker Environmental Compliance
Coordinator
Project Manager / EIR author
/ Quality Control
Andy Dunlap Sustainability Coordinator EIR author
Candace Rojas QSP/QSD Specialist EIR author
Diana Dyste Cultural Resources Manager EIR review
Jonathan Cain Sustainability Director EIR review
Laura Razo CEQA Team Supervisor Quality control
Matthew Adams Senior Technical Editor Document production
Morgan Thomas Cultural Resources Coordinator EIR author
Stefanie Paz GIS Team Lead GIS analysis
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5.0. REFERENCES
California Air Resources Board. 2022. Area Designations Maps / State Ambient Air Quality
Standards. http://www.arb.ca.gov/desig/adm/adm.htm (accessed October 24, 2025).
California Air Resources Board. December 2022. 2022 Scoping Plan for Achieving Carbon
Neutrality. https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf (accessed
November 3, 2025).
California Association of Environmental Professionals. January 2025. 2025 California
Environmental Quality Act (CEQA) Statute and Guidelines.
https://www.califaep.org/docs/CEQA_Handbook_2025combined.pdf (accessed October
29, 2025).
California Department of Forestry and Fire Protection (Cal FIRE) Office of the State Marshall.
2025. Find Your Fire Hazard Severity Zone (FHSZ). https://osfm.fire.ca.gov/what-we-
do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones
(accessed November 5, 2025).
California Department of Water Resources. 2003. California’s Groundwater. Bulletin 118 –
Update 2003.
City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate
Action Plan Draft Environmental Impact Report.
https://ceqanet.opr.ca.gov/2018051066/2
City of Diamond Bar. 2019. Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/961/General-Plan-2040
City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Chapter 2. Land Use and
Economic Development. https://www.diamondbarca.gov/DocumentCenter/View/7089/2-
Land-Use-Econ-Devr?bidId= (accessed September 29, 2025).
City of Diamond Bar. 2022. 2022 Hazard Mitigation Plan.
https://www.diamondbarca.gov/DocumentCenter/View/10286/Diamond-Bar-Local-
Hazard-Mitigation-Plan-2022?bidId= (accessed November 20, 2025).
City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-
2029.
City of Diamond Bar. November 2019. Mitigation Monitoring & Reporting Program for the City Of
Diamond Bar General Plan 2040 And Climate Action Plan 2040 Environmental Impact
Report. SCH No. 2018051066.
County of Los Angeles. N.d. Disaster Route Maps (by City): Area D – Diamond Bar.
https://dpw.lacounty.gov/dsg/DisasterRoutes/city.cfm (accessed November 5, 2025)
Federal Emergency Management Agency. 2008. National Flood Insurance Program Flood
Insurance Rate Map for Los Angeles County and Incorporated Areas.
Page 568 of 618
Diamond Bar Objective Design Standards Addendum No. 2 to the EIR
February 2026 Sapphos Environmental, Inc.
Page 83
Southern California Association of Governments. 2024. Connect SoCal: A Plan for Navigating to
a Brighter Future. https://scag.ca.gov/sites/default/files/2024-05/23-2987-connect-socal-
2024-final-complete-040424.pdf (accessed October 30, 2025).
State of California: Governor’s Office of Land Use and Planning. 2025. CEQA: Transportation
Impacts (SB 743). https://lci.ca.gov/ceqa/sb-743/ (accessed October 29, 2025).
U.S. Environmental Protection Agency. 2023. Nonattainment Areas for Criteria Pollutants.
https://www.epa.gov/green-book (accessed October 24, 2025).
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APPENDIX A
Diamond Bar Objective Design Standards for
Multifamily and Mixed-Use Development
REMOVED (SEE EXHIBIT TO DRAFT ORDINANCE FOR ODS)
Page 570 of 618
APPENDIX B
Mitigation Monitoring and Reporting Program
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Mitigation Monitoring & Reporting Program
for the
CITY OF DIAMOND BAR GENERAL PLAN 2040 AND CLIMATE
ACTION PLAN 2040 ENVIRONMENTAL IMPACT REPORT
SCH No. 2018051066
City of Diamond Bar
November 2019
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Mitigation Monitoring and Reporting Program for the City of Diamond Bar General Plan 2040 and Climate
Action Plan 2040
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1 Purpose
State of California Public Resources Code Section 21081.6(a)(1) requires a lead or responsible
agency that approves or carries out a project where an Environmental Impact Report (EIR) has
identified significant environmental effects to adopt a reporting or monitoring program for the
changes made to the project or conditions of project approval, adopted in order to mitigate or avoid
significant effects on the environment. The City of Diamond Bar (the "City") is the lead agency for
the EIR prepared for the City of Diamond Bar General Plan 2040 and Climate Action Plan 2040
(SCH No. 2018051066 Project and therefore is responsible for
the adoption and implementation of the required mitigation monitoring and reporting program.
An EIR has been prepared for the Proposed Project that addresses potential environmental impacts
and, where appropriate, recommends measures to mitigate these impacts.
The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance
with Public Resources Code Section 21081.6(a)(1). It is the intent of this program to:
1. Verify satisfaction of the required mitigation measures of the EIR;
2. Provide a methodology to document implementation of the required mitigation;
3. Provide a record of the monitoring program;
4. Identify monitoring responsibility;
5. Establish administrative procedures for the clearance of mitigation measures;
6. Establish the frequency and duration of monitoring; and
7. Utilize existing review processes wherever feasible.
The MMRP describes the procedures that will be used to implement the mitigation measures
adopted in connection with the approval of the Proposed Project and the methods of monitoring
such actions. A monitoring program is necessary only for impacts which would be significant if not
mitigated.
If, during the course of project implementation, any of the mitigation measures identified cannot
be successfully implemented, the City shall immediately inform any affected responsible agencies.
The City, in conjunction with any affected responsible agencies, will then determine if modification
to the project is required, and/or whether alternative mitigation is appropriate.
The following consists of a monitoring program table noting the responsible entity for mitigation
monitoring, the timing, and a list of all project-related mitigation measures.
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2 Mitigation Monitoring and Reporting Plan
Impact Mitigation Measure Method of Verification Timing of
Verification
Responsibility for
Verification
Verification Complete
Date Initial
Air Quality
Construction associated
with implementation of
the Proposed Project
would create new
sources of VOC and
NOx emissions that
exceeds SCAQMD
project-level thresholds
and contribute to the
nonattainment
designation of the South
Coast Air Basin for O3.
MM-AQ-1 Construction Features.
Future development projects
implemented under the General Plan
will be required to demonstrate
consistency with SCAQMD
construction emission thresholds.
Where emissions from individual
projects exceed SCAQMD thresholds,
the following measures shall be
incorporated as necessary to minimize
impacts. These measures do not exclude
the use of other, equally effective
mitigation measures.
• Require all off-road diesel equipment
greater than 50 horsepower (hp)
used for this Project to meet current
USEPA standards, which are
currently Tier 4 final off-road
emission standards or equivalent.
Such equipment shall be outfitted
with Best Available Control
Technology (BACT) devices
including a California Air Resources
Include in project
conditions of
approval.
Prior to
issuance of
construction
permit.
City of
Diamond Bar
Community
Development
Department
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Responsibility for
Verification
Verification Complete
Date Initial
Board certified Level 3 Diesel
Particulate Filter (DPF) or equivalent.
This DPF will reduce diesel
particulate matter and NOX
emissions during construction
activities.
• Require a minimum of 50 percent of
construction debris be diverted for
recycling.
• Require building materials to contain
a minimum 10 percent recycled
content.
• Require materials such as paints,
primers, sealants, coatings, and glues
to have a low volatile organic
compound concentration compared
to conventional products. If low
VOC materials are not available,
architectural coating phasing should
be extended sufficiently to reduce
the daily emissions of VOCs.
Operational sources
under the Proposed
Project would generate
emissions of VOC, NOx,
CO, PM10, and PM2.5 that
exceeds SCAQMD
project-level thresholds
and contribute to the
nonattainment
designation of the SCAB
for O3, PM2.5, and PM10.
MM-AQ-2: Future development.
Under the Proposed Project, future
development would be required to
demonstrate consistency with
projects where operational emissions
exceed regulatory thresholds the
following measures may be used to
reduce impacts. Note the following
measures are not all inclusive and
developers have the option to add or
substitute measures that are equally or
Include in project
conditions of
approval.
Prior to
discretionary
project
approval.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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more appropriate for the scope of their
project.
• Develop a project specific TDM
program for residents and/or
employees that provides
opportunities for carpool/vanpools.
• Provide onsite solar/renewable
energy in excess of regulatory
requirements.
• Require that owners/tenants of non-
residential or multi-family residential
developments use architectural
coatings that are 10 grams per liter
or less when repainting/repairing
properties.
• Require dripless irrigation and
irrigation sensor units that prevent
watering during rain storms.
• Ensure all parking areas are wired
capability of future EV charging and
include EV charging stations that
exceed regulatory requirements.
Biological Resources
Construction associated
with implementation of
the Proposed Project
could have an adverse
effect on special-status
plant species.
MM-BIO-1A Preconstruction
Surveys for Special-Status Plants:
To mitigate impacts on special status
plant species, the applicant shall
implement the following measures:
• Prior to initiating disturbance
activities, clearance surveys for
special-status plant species shall be
performed by a qualified biologist(s)
Submittal of
preconstruction
surveys.
Prior to
issuance of
construction
permit.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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Verification Complete
Date Initial
within the boundaries of the future
project disturbances. If any special-
status plants are found on the
Planning Area, a qualified biologist(s)
with a CDFG Scientific Collection
Permit shall prepare a plan to
relocate these species to suitable
habitats within surrounding public
open space areas that would remain
undisturbed. For those species that
cannot be physically transplanted, the
biologist(s) shall collect seeds from
the plants. (Note: Lilies generally can
be transplanted in bulb-form.)
• To the extent feasible the
preconstruction surveys shall be
completed when species are in
bloom, typically between May and
June and reference populations
checked. Two species, the white
rabbit-tobacco and San Bernardino
aster, are perennial herbs that grow
up to three feet in height and can be
identified by their dried stalks and
leaves following their blooming
period.
Construction associated
with implementation of
the Proposed Project
could have an adverse
effect on special-status
plant species.
MM-BIO-1B Special-Status Plant
Planting Plan: Prior to any ground
disturbance for projects that have the
potential to cause direct or indirect
impacts on special-status plants, the
project applicants shall prepare a Special
Status Plant Planting Plan for the species
Submittal of Special
Status Plant Planting
Plan and appropriate
documentation.
Prior to start
of ground
disturbance
activities.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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to be transplanted. At a minimum, the
plan shall include a description of the
existing conditions of the project and
receiver site(s), transplanting and/or
seed collection/off-site seeding or
installation methods, an adaptive two-
year monitoring program, any other
necessary monitoring procedures, plant
spacing, and maintenance requirements.
In the event that the City of Diamond
Bar determines that agreed success
criteria are not met, additional
remediation may be required beyond
the two-year maintenance/monitoring
period to ensure mitigation
requirements are met. The City shall
also require proof that the plan
preparer consulted with US Fish and
Wildlife Service and California
Department of Fish and Wildlife
personnel or appropriate herbarium
botanists in order to maximize
transplanting success. (Note:
Appropriate botanists include those at
CDFW in Ontario, the Rancho Santa
Ana Botanical Gardens in Claremont,
UC Riverside, or Cal Poly Pomona.)
Construction associated
with implementation of
the Proposed Project
could have an adverse
effect on special-status
plant species.
MM-BIO-1C Listed Endangered
and Threatened Plants: In addition
to MM BIO-1A and -1B, the City shall
require the project applicant to provide
proof of the US Fish and Wildlife
Service and California Department of
Fish and Wildlife permitting the take of
Submittal of USFWS
and CDFW permits
and documentation.
Prior to
issuance of
construction
permit.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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listed endangered and threatened plants.
The FESA does not address listed plants
on private property. However, if a
federal action is required for a project
(funding, Clean Water Act compliance,
etc.), a permit from the USFWS and
CDFW to take a listed species is
required.
Implementation of the
Proposed Project could
result in indirect impacts
on special-status plant
species, sensitive natural
communities, preserved
open space, and wildlife
corridors.
MM-BIO-1D Environmental
Awareness Program: In order to
reduce indirect impacts on special-status
plants, sensitive natural communities,
preserved open space and wildlife
corridors, the City shall implement the
following measures:
• The City shall implement an
Environmental Awareness Program
on its web site intended to increase
awareness to developers, residents
and city workers of the sensitive
plants, wildlife and associated
habitats that occur in the preserved
open space areas. The intention of
the program shall be to inform
developers, city workers, and
residents and encourage active
conservation efforts to help
conserve the habitats in the
preserved open space. The program
shall address impacts associated with
the introduction of invasive plant
species as a result of new
development. At a minimum, the
Implementation of
Environmental
Awareness Program.
Ongoing. City of
Diamond Bar
Community
Development
Department
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Environmental Awareness Program
shall include the following
components:
o Informational kiosks shall be
added or modified at
entrance points to hiking
and equestrian trails to
inform city workers,
residents and trail users on
the sensitive flora and fauna
that rely on the habitats
found within the preserved
open space. The intent of
these kiosks is to bring
awareness to the sensitive
plants, wildlife and
associated habitats which
occur in the area.
o The City shall provide
future project applicants a
brochure which includes a
list of sensitive plant and
tree species to avoid
impacting as well as
suggested plant palettes to
be used in residential
landscaping near natural
areas to prevent the
introduction of invasive
plant species to the
surrounding natural
communities.
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Date Initial
Construction associated
with implementation of
the Proposed Project
could have an adverse
effect on special-status
animal species.
MM-BIO-1E Preconstruction
Surveys for Special-Status Wildlife:
Within one (1) week prior to initiating
disturbance activities, clearance surveys
for special-status animal species shall be
performed by a qualified biologist(s)
within the boundaries of the future
project disturbances. If any special-
status animals are found on the site, a
qualified biologist(s) flag the area for
avoidance and discuss possible seasonal
avoidance measures with the developer.
If avoidance is not feasible, the Project
Biologist, with a CDFG Scientific
Collection Permit shall relocate these
species to suitable habitats within
surrounding open space areas that
would remain undisturbed, unless the
biologist determines that such
relocation cannot reasonably be
accomplished at which point CDFG will
be consulted regarding whether
relocation efforts should be terminated.
Relocation methods (e.g., trap and
release) and receiver sites shall be
verified and approved by the CDFG
prior to relocating any animals.
Submittal of
preconstruction
surveys.
Prior to
issuance of
construction
permit.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
Implementation of the
Proposed Project could
cause direct or indirect
impacts on suitable
habitat for federally or
MM-BIO-IF Listed Endangered
or Threatened Wildlife: Prior to
approval of individual projects that have
the potential to cause direct or indirect
impacts on suitable habitat for federally
or state listed endangered or
Submittal of findings
and documentation.
Prior to
discretionary
project
approval.
City of
Diamond Bar
Community
Development
Department
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state listed endangered
or threatened species.
threatened species, the City shall
require a habitat evaluation to be
completed by a qualified biologist well
versed in the requirements of the
associated species to be completed. If
no suitable habitat for listed species is
identified within 300 feet of
construction or maintenance activities,
no further measures would be required
in association with the project. If
suitable habitat for the species is
identified within 300 feet of such
activities, prior to construction, the City
shall require that a survey be completed
by a qualified biologist for the species in
accordance with protocols established
by the US Fish and Wildlife Service.
Table 3.3-5 provides a listing of
endangered and threatened species by
habitat type and potential for
occurrence.
In the event a state or federal listed
species is determined to occupy the
proposed Planning Area or its
immediate surroundings, the CDFW
and/or USFWS shall be consulted, as
required by CESA and/or FESA. In
order to address and acknowledge the
potential for listed species to occur
within the Planning Area or be impacted
by future development projects, this
assessment acknowledges future actions
by state and federal resource agencies in
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addition to the analyses necessary and
required under CEQA. Compensation
is likely to include one or more of the
following on- or off-site measures:
dedication/preservation of suitable
habitat for the species; habitat
enhancement/creation; and provisions
for long-term habitat management.
Clearing and grading
activities associated with
implementation of the
Proposed Project could
disturb nesting bird
habitats.
MM-BIO-1G Nesting Bird
Surveys: All vegetation clearing for
construction and fuel modification shall
occur outside of the breeding bird
season, if feasible, to ensure that no
active nests would be disturbed unless
clearing and/or grading activities cannot
be avoided during that time period.
If clearing and/or grading activities
cannot be avoided during the breeding
season, all suitable habitats shall be
thoroughly surveyed for the presence of
nesting birds by a qualified biologist
prior to removal. Suitable nesting
habitat on the Planning Area includes
grassland, scrub, chaparral, and
woodland communities. If any active
nests are detected, the area shall be
flagged, along with a 300-foot buffer for
song birds and a 500-foot buffer for
raptorial birds (or as otherwise
appropriate buffer as determined by the
surveying biologist), and shall be avoided
until the nesting cycle is complete or it
Submittal of findings
and documentation.
Prior to start
of clearing
and/or
grading
activities.
City of
Diamond Bar
Community
Development
Department
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Date Initial
is determined by the surveying biologist
that the nest is no longer active.
Implementation of the
Proposed Project could
disturb active golden
eagle nests.
MM-BIO-1H Protection of Eagle
Nests: No development or project
activities shall be permitted within one-
half mile of a determined active golden
eagle nest unless the planned activities
are sited in such a way that the activity
has minimal potential to cause
abandonment of the nesting site, as
determined by a qualified biologist. In
addition, the eagle nest (if active) shall
be monitored by a biologist who is
highly familiar with the signs of eagle
distress during the project development
activities. The monitoring shall continue
until the monitoring biologist is
confident the nest will not be disturbed.
The monitoring biologist shall have the
authority to stop project activities as
needed.
(Note: Generally, information regarding
the location of raptorial bird nests is
kept highly confidential. As such it is
recommended that representatives of
CDFW, USFWS and/or the Chino Hills
State Park be notified of any proposed
projects in the SOI or Tres Hermanos
portions of the Planning Area. In
consultation with agency
representatives, it can be determined if
the project is within one-half mile of the
Submittal of findings
and documentation.
Ongoing. City of
Diamond Bar
Community
Development
Department
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eagle nest without the location being
specifically identified.)
Construction associated
with implementation of
the Proposed Project
could disturb bat
roosting habitat.
MM-BIO-1I Use of Buffers Near
Active Bat Roosts: During the
November 1 to March 31 hibernation
season, construction activities shall not
be conducted within 100 feet of
woodland habitat that provides suitable
bat roosting habitat. Bat presence is
difficult to detect using emergence
surveys during this period due to
decreased flight and foraging behavior. If
a qualified biologist who is highly familiar
with bat biology determines that
woodland areas do not provide suitable
hibernating conditions for bats and they
are unlikely to be present in the area,
work may commence as planned.
Submittal of findings
and documentation.
During the
November 1
through
March 31
hibernation
season and
shortly
thereafter.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
Construction associated
with implementation of
the Proposed Project
could disrupt bat
roosting habitat.
MM BIO-1J Bat Maternity
Roosting Season: Night-time evening
emergence surveys and/or internal
searches within large tree cavities shall
be conducted by a qualified biologist
who is highly familiar with bat biology
during the maternity season (April 1 to
August 31) to determine
presence/absence of bat maternity
roosts near wooded project boundaries.
All active roosts identified during
surveys shall be protected by a buffer to
be determined by a qualified bat
biologist. The buffer will be determined
by the type of bat observed,
Submittal of findings
and documentation.
During the
April 1
through
August 31
maternity
season.
Surveys valid
30 days from
survey date.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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topography, slope, aspect, surrounding
vegetation, sensitivity of roost, type of
potential disturbance, etc. Each
exclusion zone would remain in place
until the end of the maternity roosting
season. If no active roosts are identified,
then work may commence as planned.
Survey results are valid for 30 days from
the survey date. Should work
commence later than 30 days from the
survey date, surveys should be repeated.
Construction associated
with implementation of
the Proposed Project
could disrupt bat
roosting habitat.
MM BIO-1K Bat Roost
Replacement: All special-status bat
roosts that are destroyed by the project
must be documented and shall be
replaced at a 1:1 ratio on- or off-site
with a roost suitable for the displaced
species (e.g., bat houses for colonial
roosters). The design of such
replacement habitat shall be coordinated
with CDFG. The new roost shall be in
place prior to the time that the bats are
expected to use the roost as
determined by a qualified biologist who
is highly familiar with bat biology, and
shall be monitored periodically for five
(5) years to ensure proper roosting
habitat characteristics (e.g., suitable
temperature and no leaks). The roost
shall be modified as necessary to
provide a suitable roosting environment
for the target bat species.
Submittal of
documentation.
Prior to the
time the bats
are expected
to use the
roost as
determined
by a qualified
biologist.
Monitoring
shall occur
periodically
over 5 years
thereafter.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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Implementation of the
Proposed Project could
result in adverse impacts
to sensitive shrubland
and scrub natural
communities.
MM BIO-2 Sensitive Natural
Communities: To mitigate impacts on
sensitive shrubland and scrub natural
communities, project applicants shall
implement the following mitigation
measures prior to any ground
disturbance:
• If avoidance cannot be reasonably
accomplished, impacts on any
shrubland, scrub or woodland
alliance indicated as sensitive in Table
3.3-2 shall be mitigated through on-
or off‐site restoration/enhancement.
For off-site
restoration/enhancement, the
applicant shall acquire mitigation land
of similar habitat at a ratio of at least
1:1. On-site
restoration/enhancement shall also
be completed at a ratio of at least
1:1.
• For projects that have the potential
to result in direct or indirect impacts
on sensitive natural communities, a
habitat restoration plan shall be
prepared prior to any ground
disturbance. The Plan shall include
adaptive management practices as
specified by the Department of the
Interior to achieve the specified ratio
for restoration/enhancement. At a
minimum, the Plan shall include a
description of the existing conditions
Submittal of
documentation.
Prior to start
of ground
disturbance.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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of the receiver site(s), goals and
timeline, installation methods,
monitoring procedures, plant
spacing, adaptive management
strategies, and maintenance
requirements to ensure the sensitive
communities referred to above re-
established successfully at the ratios
set forth above.
Implementation of the
Proposed Project could
result in adverse impacts
on jurisdictional waters.
MM BIO-3 Jurisdictional
Waters: To mitigate for impacts on
jurisdictional waters, the applicant shall
implement the following measures in
consultation with the regulating agencies
(USACE, CDFW, and RWQCB, where
applicable) over the course of the
project:
• The applicant shall provide on - and
off-site replacement and/or
restoration/enhancement of USACE,
RWQCB and CDFG jurisdictional
waters and wetlands at a ratio no
less than 1.5:1 and/or include the
purchase of mitigation credits at an
agency‐approved off‐site mitigation
bank.
• If replacement and/or
restoration/enhancement would
occur, a restoration plan shall be
prepared that describes the location
of restoration and provides for
replanting and monitoring for a
Submittal of
documentation.
Ongoing. Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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three-year period following
construction.
Implementation of the
Proposed Project could
result in a loss of oak
woodland.
MM-BIO-4 Oak Woodlands: In
the event a future project would result
in the loss of an oak woodland, the
project shall be subject to the mitigation
requirements set forth in the Los
Angeles County Oak Woodland
Conservation Management Plan Guide.
If a future project cannot be redesigned
to avoid impacts on oak woodland, then
one of the following measures shall be
implemented:
• Acquire oak woodland habitat that is
comparable to the habitat that was
impacted at a ratio of 1:1.
• Restore degraded oak woodlands
o Off-site restoration should
be prioritized over on-site
restoration and where
feasible, should be located
nearby the impacted
property, preferably within
the same watershed or sub-
drainage as deemed
appropriate by a qualified
biologist, or within the same
planning area as the
impacted property. Off-site
restoration may include any
of the following: acquiring
off-site fee title for oak
woodland habitat;
Submittal of final
report.
Ongoing.
Mitigation
areas shall be
placed in a
conservation
easement
within 6
months of a
completion.
Project
mitigation
shall be
monitored
and reported
on over a 7-
year period.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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replacement planting;
and/or restoring moderately
or severely degraded oak
woodlands (more
specifically, removing
exotics and restoring
appropriate native plant
diversity).
o On-site restoration of a
ratio of at least 1:1 should
be utilized when
circumstances at the site
allow for long-term
sustainability of the
replacement plantings, the
potential to expand/connect
to adjacent oak woodlands,
and/or the improvement of
degraded oak woodlands. If
possible, on-site restoration
areas should be located
adjacent to preserved
natural space. The project
applicant shall
replace/restore lost canopy
area. More specifically, the
project applicant shall
provide mitigation trees of
the same Oak species. All
replacement trees should be
planted on native
undisturbed soil and should
be the same species of oak
(Quercus sp.) as the
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removed tree with
appropriate associated
native vegetation in the
understory. The location of
the replacement tree should
be in the vicinity of other
oak trees of the same
species. If replacement trees
cannot be planted on native
undisturbed soil or are not
in the vicinity of the same
species of oak (Quercus sp.)
as the removed tree, the
city may require
implementation of additional
measures as listed in MM-
BIO-4 to ensure that trees
thrive.
Mitigation areas or land should be at a
minimum of two (2) to one (1) canopy
cover area for the amount removed.
This is the expected canopy extent of
mature trees. All mitigation areas or
land should be placed in a conservation
easement within six months of a
easement is not possible, the land shall
be protected in perpetuity by other
means deemed acceptable by the City.
Mitigation land may be designated public
open space by the City if deemed
appropriate per the description of Open
Space found in Chapter 2: Land Use of
the proposed General Plan.
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Project mitigation shall be monitored
and reported on over a seven-year
period and shall incorporate an iterative
process of annual monitoring and
evaluation of progress and allow for
adjustments to the program, as
necessary, to achieve desired outcomes
and meet success criteria. Annual
reports discussing the implementation,
monitoring, and management of the
mitigation project shall be submitted to
the City and should contain the
following components: description of
the project impact and mitigation site;
specific objectives/success criteria,
evaluated based on approved survival
rates and percent cover of planted
native species; control of invasive plant
and animal species within the mitigation
site; monitoring and maintenance
activities conducted since the previous
report; and any contingency measures
implemented since the previous report.
Success criteria should be based on a
reference site supporting the desired
oak species and understory that the
mitigation site is designed to achieve.
Once the mitigation project has been
completed, the applicant shall submit a
final report to the City. The report shall
discuss the implementation, monitoring
and management of the mitigation
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project over the seven-year period, and
indicates whether the mitigation project
has, in part, or in whole, been successful
based on established success criteria.
The project shall be extended if success
criteria have not been met at the end of
the seven-year period to the satisfaction
of the City.
Implementation of the
Proposed Project could
result in a loss of oak
woodland.
MM-BIO-5 Walnut Woodlands:
In the event a future project would
result in the loss of a walnut woodland,
then one of the following measures shall
be implemented:
• Acquire walnut woodland habitat
that is comparable to the habitat that
was impacted at a ratio of 1:1.
• Restore degraded walnut woodlands
o Off-site restoration should
be prioritized over on-site
restoration and where
feasible, should be located
nearby the impacted
property, preferably within
the same watershed or sub-
drainage as deemed
appropriate by a qualified
biologist, or within the same
planning area as the
impacted property. Off-site
restoration may include any
of the following: acquiring
off-site fee title for walnut
woodland habitat;
Submittal of final
report.
Ongoing.
Mitigation
areas shall be
placed in a
conservation
easement
within 6
months of a
completion.
Project
mitigation
shall be
monitored
and reported
on over a 7-
year period.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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replacement planting;
and/or restoring moderately
or severely degraded walnut
woodlands (more
specifically, removing
exotics and restoring
appropriate native plant
diversity).
o On-site restoration of a
ratio of at least 1:1 should
be utilized when
circumstances at the site
allow for long-term
sustainability of the
replacement plantings, the
potential to expand/connect
to adjacent walnut
woodlands, and/or the
improvement of degraded
walnut woodlands. If
possible, on-site restoration
areas should be located
adjacent to preserved
natural space. The project
applicant shall
replace/restore lost canopy
area. More specifically, the
project applicant shall
provide mitigation trees of
the same species comprising
the walnut woodland,
including the constituent or
co-dominant oak species.
All replacement trees
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should be planted on native
undisturbed soil and should
be the same species of
walnut (Juglans sp.) and oak
(Quercus sp.) as the
removed tree with
appropriate associated
native vegetation in the
understory. The location of
the replacement tree should
be in the vicinity of other
trees of the same species. If
replacement trees cannot
be planted on native
undisturbed soil or are not
in the vicinity of the same
species as the removed
tree, the city may require
implementation of additional
measures as listed in MM-
BIO-5 to ensure that trees
thrive.
Mitigation areas or land should be at a
minimum of two (2) to one (1) canopy
cover area for the amount removed.
This is the expected canopy extent of
mature trees. All mitigation areas or
land should be placed in a conservation
easement within six months of a
easement is not possible, the land shall
be protected in perpetuity by other
means deemed acceptable by the City.
Mitigation land may be designated public
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open space by the City if deemed
appropriate per the description of Open
Space found in Chapter 2: Land Use of
the proposed General Plan.
Project mitigation shall be monitored
and reported on over a seven-year
period and shall incorporate an iterative
process of annual monitoring and
evaluation of progress and allow for
adjustments to the program, as
necessary, to achieve desired outcomes
and meet success criteria. Annual
reports discussing the implementation,
monitoring, and management of the
mitigation project shall be submitted to
the City and should contain the
following components: description of
the project impact and mitigation site;
specific objectives/success criteria,
evaluated based on approved survival
rates and percent cover of planted
native species; control of invasive plant
and animal species within the mitigation
site; monitoring and maintenance
activities conducted since the previous
report; and any contingency measures
implemented since the previous report.
Success criteria should be based on a
reference site supporting the desired
walnut woodland species and
understory that the mitigation site is
designed to achieve.
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Once the mitigation project has been
completed, the applicant shall submit a
final report to the City. The report shall
discuss the implementation, monitoring
and management of the mitigation
project over the seven-year period, and
indicates whether the mitigation project
has, in part, or in whole, been successful
based on established success criteria.
The project shall be extended if success
criteria have not been met at the end of
the seven-year period to the satisfaction
of the City.
Implementation of the
Proposed Project could
diminish the integrity of
the Tonner Canyon
movement corridor.
MM-BIO-6 Wildlife Movement
Corridor: In order to ensure the
existing integrity of the Tonner Canyon
movement corridor, the following land
use design criteria shall be adhered to
when reviewing future projects:
Corridor Features
• The corridor should be as wide as
possible. The corridor width may
vary with habitat type or target
species, but a rule of thumb is about
a minimum of 1,000 feet wide (but
larger if possible).
• Maintain as much natural open space
as possible next to any culverts and
road undercrossings to encourage
the use of these by wildlife.
Include in project
conditions of
approval.
Prior to
discretionary
project
approval.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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• Maximize land uses adjacent to the
corridor that reduce human impacts
on the corridor.
• Avoid development or other impacts
to project into the corridor to form
impediments to movement and
increase harmful edge effects.
• If development is to be permitted
next to the corridor, put
conservation easements on adjacent
lots to prohibit structures nearest
the corridor.
• Develop strict maximum brightness
restrictions for development
adjacent to the corridor to prevent
light trespass into the corridor.
Lights must be directed downward
and inward toward the development.
Culvert Design
• Bridged undercrossings are
preferable.
• If a bridge is not possible, use a 12-
foot by 12-foot box culvert or bigger
for larger animals.
• Install a small, one-foot diameter
tube parallel to the large box culvert
for small animals. The upstream end
of the small tube should be a few
inches higher than the bottom of the
upstream end of the box culvert, so
that it will stay dry and free of
debris.
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• The culvert bottoms should be as
close as possible to any canyon
bottom and not be perched up a fill
slope.
• Use natural substrate on the bottom
of the culvert, such as dirt with
pebbles.
• On roads above the undercrossings
and culverts, install speed bumps and
wildlife crossing signs to slow the
cars, and avoid street lighting to
facilitate use of the crossing.
• Plant and maintain vegetative cover
(shrubs and low cover) near the
entrance-exits of the culverts,
without visually or physically blocking
the entries.
• Install appropriate fencing (at least
six feet in height) to funnel animals
towards the undercrossings and
culverts.
Vegetation Restoration
• Require maintenance or restoration
of native vegetation, and long-term
management.
• Develop an adequate endowment
program for restoration and
management of the corridor.
• Plant native trees, shrubs, and other
plants to provide food and cover, as
well as nesting opportunities for
birds.
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Management and Enforcement
• If housing is to be permitted adjacent
to the corridor, require the
homeowners associations or each
homeowner to maintain -- on their
own property -- a mowed, 30-foot
to 60-foot buffer along a flat or
slightly sloped grade between the
native vegetation in the corridor and
each adjacent lot, for fire abatement.
• Avoid fencing in the corridor that
would bottleneck the corridor.
• Unleashed domestic pets should not
be allowed in the corridor.
• Educate each landowner adjacent to
the corridor about the regulations
(lighting, mowing the buffer, no
trespass, do not place pet food
outside, etc.) and develop a pamphlet
and convene a community meeting.
In appropriate locations, install
educational signs about the corridor
and the species that could potentially
use the corridor.
Cultural, Historic, and Tribal Cultural Resources
Implementation of the
Proposed Project could
cause adverse impacts
on historical resources.
MM-CULT-1 Prior to development
of any project on a parcel containing at
least one structure more than 45 years
old and until such time a Citywide
historic resource survey is completed,
the project proponent shall retain a
qualified architectural historian, defined
Submittal of findings
and documentation.
Prior to
discretionary
project
approval.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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as meeting the Secretary of the
Standards for architectural history, to
conduct a preliminary assessment. If the
property appears to be potentially
eligible for a local, state and/or federal
listing, a full historic resources
assessment shall be required. A full
historic resources assessment shall
include: a records search at the South
Central Coastal Information Center; a
review of pertinent archives, databases,
and sources; a pedestrian field survey;
recordation of all identified historic
resources on California Department of
Parks and Recreation 523 forms; and
preparation of a technical report
documenting the methods and results of
the assessment. All identified historic
resources will be assessed for the
tential to result in direct
and/or indirect effects on those
resources and any historic resource that
may be affected shall be evaluated for its
potential significance under national and
approval of project plans and publication
of subsequent CEQA documents. The
qualified architectural historian shall
provide recommendations regarding
additional work, treatment, or
mitigation for affected historical
resources to be implemented prior to
their demolition or alteration. Impacts
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on historical resources shall be analyzed
using CEQA thresholds to determine if
a project would result in a substantial
adverse change in the significance of a
historical resource. If a potentially
significant impact would occur, the City
shall require appropriate mitigation to
lessen the impact to the degree feasible.
This mitigation measure shall not apply
to minor projects that would otherwise
qualify for an exemption under CEQA,
such as, but not limited to, room
additions, reroofs, and the removal of
minor accessory structures and
landscaping projects.
Implementation of the
Proposed Project could
cause adverse impacts
on archaeological
resources.
MM-CULT-2 Prior to development
of a project that involves ground
disturbance, the project proponent shall
retain a qualified archaeologist, defined
as meeting the Secretary of the
nal Qualification
Standards for archaeology, to conduct
an archaeological resources assessment
including: a records search at the South
Central Coastal Information Center; a
Sacred Lands File search at the Native
American Heritage Commission; a
pedestrian field survey; recordation of
all identified archaeological resources on
California Department of Parks and
Recreation 523 forms; an assessment of
sensitivity and the potential to
encounter subsurface archaeological
Submittal of
archaeological
resources
assessment.
Prior to
discretionary
project
approval.
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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resources and human remains;
subsurface investigation to define the
horizontal and vertical extents of any
identified archaeological resources; and
preparation of a technical report
documenting the methods and results of
the study. All identified archaeological
resources shall be assessed for the
and/or indirect effects on those
resources and any archaeological
resource that cannot be avoided shall be
evaluated for its potential significance
roject
plans and publication of subsequent
CEQA documents. The qualified
archaeologist shall provide
recommendations regarding protection
of avoided resources and/or
recommendations for additional work,
treatment, or mitigation of significant
resources that will be affected by the
project. This mitigation measure shall
not apply to minor projects that would
otherwise qualify for an exemption
under CEQA, such as, but not limited
to, the construction of a single-family
residences, excavations for swimming
pools, and landscaping projects.
Geology, Soils, and Seismicity
Implementation of the
Proposed Project could
cause adverse impacts
MM-GEO-1 Prior to development
of projects that involve ground
disturbance or excavations in
Submittal of
technical report.
Prior to
discretionary
Construction
contractor;
City of
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on paleontological
resources.
undisturbed native soils, the project
proponent shall retain a paleontologist
meeting the Society of Vertebrate
professional paleontologist (SVP, 2010)
to conduct an paleontological resources
assessment including: a site-specific
database search at the Natural History
Museum of Los Angeles County and/or
other appropriate facilities (such as the
University of California Museum of
Paleontology); geologic map and
scientific literature review; a pedestrian
field survey, where deemed appropriate
by the qualified professional
paleontologist; assessment of the
and paleontological monitoring
requirements (locations, depths,
duration, timing); and preparation of a
technical report that documents the
methods and results of the study. The
report shall be prepared prior to the
project plans and publication of
subsequent CEQA documents.
project
approval.
Diamond Bar
Community
Development
Department
Implementation of the
Proposed Project could
cause adverse impacts
on paleontological
resources.
MM-GEO-2 The City shall require
paleontological resources monitoring
for any project that has a high potential
for encountering subsurface
paleontological resources. The location,
depths, duration, and timing of
monitoring shall be determined by the
qualified professional paleontologist
Submittal of findings
and documentation,
followed by
monitoring report.
Prior to
discretionary
project
approval.
Monitoring
report shall
Construction
contractor;
City of
Diamond Bar
Community
Development
Department
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based on the sensitivity assessment in
the study required as part of MM-GEO-
1. Prior to the start of ground
disturbance, the project proponent shall
retain a qualified monitor meeting the
standards for paleontological resource
monitors (SVP, 2010), and who shall
work under the direct supervision of
the qualified professional paleontologist.
In the event that paleontological
resources are unearthed during ground-
disturbing activities, the monitor shall be
empowered to halt or redirect ground-
disturbing activities away from the
vicinity of the discovery until the
qualified professional paleontologist has
determined its significance and provided
recommendations for preservation in
place or recovery of the resource. The
monitor shall keep daily logs detailing
the types of activities and soils
observed, and any discoveries. After
cessation of ground disturbance, the
qualified professional paleontologist shall
prepare a report that details the results
of monitoring.
be prepared
after
cessation of
ground
disturbance.
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PLANNING COMMISSION
RESOLUTION NO. 2026-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF PROPOSED AMENDMENTS
TO TITLE 22 OF THE DIAMOND BAR MUNICIPAL CODE ("DEVELOPMENT CODE"),
ADDING CHAPTER22.19 TO ESTABLISH MULTIFAMILY AND MIXED-USE RESIDENTIAL
OBJECTIVE DESIGN STANDARDS ("ODS") IN ACCORDANCE WITH STATE HOUSING
MANDATES -PLANNING CASE NO. PL2024-51.
A. RECITALS
1. Title 22 (Development Code) of the Diamond Bar City Code (DBCC) establishes
allowable uses of property and related development standards within all zoning
districts in the City ;
2. Several provisions of State law , including , but not limited to , Senate Bill 35 and Senate
Bill 330 , established mandates for cities and counties to streamline the review process
for multifamily housing , including mixed-use residential developments and require local
agencies are required to limit their review of qualifying housing projects to objective
standards ;
3. Implementation of Program H-8 of Diamond Bar 's certified 6th Cycle (2021-2029)
Housing Element commits the City to update the Development Code to include
objective standards as part of its broader obligation to minimize constraints on housing
supply and affordability ;
4 . The City desires to establish ODS applicable to multifamily hous ing and mixed -use
residential development projects in the City in order to implement the Housing Element
and to appropriately regulate development in a manner consistent with State law and
which facilitates a fair and efficient review process that results in high quality
development and buildings that are appropriate for their context and environment ;
5. This Project has been reviewed for compliance with the California Environmental
Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15164 , the City has
prepared Addendum No. 2 to the General Plan EIR (No. SCH 2018051066), which
demonstrates that adoption of the ODS would not result in new or substantially more
severe impacts beyond those that were evaluated in the EIR for the City General Plan
2040; therefore , no subsequent environmental document is required ;
6. Pursuant to Government Code Sections 65090, a notice of at least 1/8 page display
was published in the San Gabriel Valley Tribune newspaper on February 4 , 2026 , and
a copy of the public notice was posted at the City 's designated community posting
sites ;
7 . On February 24 , 2026 , the Planning Commission held a duly noticed public hearing
regarding the proposed Development Code Amendment reflected in the draft
ordinance attached hereto as Exhibit "A " and incorporated by reference into th is
Resolution, and duly considered all public testimony, evidence, and staff analysis ; and
8. All legal prerequisites to the adoption of this Resolution have occurred.
Page 614 of 618
B. RESOLUTION
NOW, THEREFORE , it is found, determined and resolved by the Planning Commission of the
City of Diamond Bar as follows :
1. This Planning Commission hereby specifically finds that all of the facts set forth in the
Recitals, Part A , of this Resolution are true and correct.
2 . Based on the find ings and conclusions set forth above, the Planning Commission
hereby recommends that the City Council approve Development Code Amendment
No. PL2024-51 by adopting amendments to Title 22 of the Diamond Bar Municipal
Code described in the draft ordinance attached hereto as Exhibit "A " and incorporated
herein by reference .
The Planning Commission Secretary shall :
(a) Certify to the adoption of this Resolution ; and
(b) Forthwith transmit a certified copy of this Resolution to the City Council of the
City of Diamond Bar .
APPROVED AND ADOPTED THIS 24TH DAY OF FEBRUARY , 2026, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
I, Greg Gubman, Planning Commission Secretary , do hereby certify that the foregoing Resolution
was duly introduced , passed , and adopted , at a regular meeting of the Planning Commission held
on the 24th day of February , 2026 , by the following vote :
AYES :4
NOES:0
Commissioners : Mao, Mehta, Torres , V/C Worthington
Commissioners: None
ABSENT:1 Commissioners : Rawlings
ABSTAIN :0 Commissioners : None
ATTEST: ~ _
--G-re_g_G_u_b_m....,~--. ___.e~cr-e~ta--ry---=------
Page 615 of 618
MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
February 24, 2026
1. CALL TO ORDER:
VC/Worthington called the meeting to order at 6:30 p.m. in the Windmill Community Room,
21810 Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: Torres
ROLL CALL: Mehta, Torres, Mao, V/C Worthington
ABSENT: Rawlings
STAFF PRESENT: Greg Gubman, Community Development Director, Grace
Lee, Planning Manager, Mayuko Nakajima, Senior
Planner, Neal Payton, Consultant, Arlene Laviera,
Administrative Coordinator; Dan Cruz, Assistant City
Attorney.
2. PUBLIC COMMENTS: None.
3. CONSENT CALENDAR:
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING –
February 10, 2026.
3.2 2025 GENERAL PLAN STATUS REPORT
Mao moved, and Torres seconded to approve consent calendar, items 3.1 and 3.2.
Motion carried 4-0-0-1 by the following Roll Call vote:
AYES: 4 COMMISSIONERS: Torres, Mao, Mehta, A/C Worthington
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Rawlings
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARING:
6.1 Development Code Amendment No. PL2024-51 (Objective Design Standards):
Environmental Assessment:
Page 616 of 618
February 24, 2026 PAGE 2 PLANNING COMMISSION
On December 17, 2019, the Diamond Bar City Council certified Final EIR (No. SCH
2018051066) for the Diamond Bar 2040 General Plan and Climate Action Plan. In
2022, the City adopted the 2021-2029 Housing Element Update and concurrently
amended the General Plan 2040 Land Use and Economic Development Element. The
potential impacts of the 2021-2029 Housing Element Update and concurrent Land Use
and Economic Development Element amendment were determined to be within the
scope of the Certified EIR. The City concluded that neither a subsequent nor a
supplemental EIR was required. Accordingly, the City adopted Addendum No. 1 to the
Certified EIR on August 11, 2022.
The draft ODS anticipates residential and mixed-use development consistent with the
assumptions in the 2040 General Plan and analyzed in the General Plan EIR. CEQA
Guidelines Section 15164(a) states: “The lead agency or responsible agency shall
prepare an addendum to a previously certified EIR if some changes or additions are
necessary but none of the conditions described in Section 15162 calling for preparation
of a subsequent EIR have occurred.” Pursuant to CEQA Guidelines Section 15164, the
City has prepared Addendum No. 2 to the General Plan EIR (Attachment 2), which
demonstrates that adoption of the ODS would not result in a new significant impact or
a substantial increase in the severity of previously identified significant impacts
analyzed in the Certified EIR for the City General Plan 2040. In addition, the information
throughout the addendum affirms that there is no new information of substantial
importance that was previously unknown and is now available. Therefore, a
subsequent EIR would not be required pursuant to Section 15162 of the State CEQA
Guidelines. The City has thus determined an addendum to the previously Certified EIR
to be the appropriate environmental compliance document for the proposed project.
Recommended Action:
Adopt the attached resolution recommending the City Council approve Development
Code Amendment No. PL2024-51, amending Title 22 of the Diamond Bar City Code
(DBCC), adding Chapter 22.19 to establish multifamily and mixed-use residential ODS.
S/P Mayuko Nakajima presented the staff report.
Neal Payton, Torti Gallas + Partners consultant, provided an overview of the objective
design standards.
VC/Worthington opened the public hearing.
Seeing no comments, closed the public hearing.
Torres moved, Mehta seconded to adopt Resolution Nos. 2026-03 recommending the City
Council approve Development Code Amendment No. PL2024-51, amending Title 22 of the
Diamond Bar City Code (DBCC), adding Chapter 22.19 to establish multifamily and mixed-
Page 617 of 618
February 24, 2026 PAGE 3 PLANNING COMMISSION
use residential ODS. Motion carried 4-0-0-1 by the following Roll Call vote:
AYES: 4 COMMISSIONERS: Mao, Mehta, Torres, VC/Worthington
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Rawlings
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman confirmed the next scheduled Planning Commission on March 10, 2026 is
cancelled.
9. SCHEDULE OF FUTURE EVENTS:
As noted in the agenda.
10. ADJOURNMENT: With no further business before the Planning Commission,
VC/Worthington adjourned the Regular Planning Commission meeting at 6:52 p.m.
The foregoing minutes are hereby approved this 24th day of February, 2026.
Attest:
Respectfully Submitted,
_______________________________________
Greg Gubman, Community Development Director
____________________________
Brian Worthington, Vice Chairperson
Page 618 of 618
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